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20060907094415.pdforD- City of mon s PLAN REVIEW COMMENTS BUILDING DIVISION �St 1g90 (425) 771-0220 DATE: September 7, 2006 TO: Valerie Sargent FAX: 206-749-5005 FROM: Ann Bullis, Assistant Building Official RE: Plan Check # 2006-0841 Project: Point Edwards Amenities Building #2 Project Address: 21 Pine Street Below are combined review comments from myself and the City's consultant. Please respond in writing to each item and include the location(s) of the changes to expedite the re -review. Please resubmit 3 sets of plans/documents and written comments to Marie Harrison, Senior Permit Coordinator. 1. Cover Sheet A0.0: a. Under floor area summary, clarify what is included in "auxillary'. Also change UBC reference to IBC. b. Under deferred submittals: i. remove "main building" ii. add propane tank (for fire pit) iii. add fire pit unit and piping iv. add water features, ponds, fountains, including cross connection devices to Landscape Irrigation. This must also include RPBAs at all direct connections to the domestic water system (contact Linda McMurphy, Public Works if you have questions). 2. Throughout the architectural and landscape plans, note "separate permit required" at deferred items such as fence, spa, pool, fountains, etc. 3. Sheet A0.1, Note 1, add 2003 Uniform Plumbing Code, change International Electric Code to 2002 National Electric Code, add State Ventilation Indoor Air Quality Code. 4. Coordinate floor plan north arrow, site plan north arrows, and noted directions of elevation views of the building. 5. F7/A7.1 notes "future guest suite locations". Please clarify this note and where it applies. As discussed during review of the first Amenities building, are the owners planning to convert this building into dwellings in the future? If so you may want to consider incorporating those requirements in the design of the building at this time and clearly show them on the plans. Please be aware that future codes in effect at the time of the application for a change of use must still be met. 6. Provide 3 sets of soils reports and supplemental reports/letters for the building/site. 7. Site Plan: a. Clearly show and identify the location of the property lines on the site plans, landscape plans, and height cale plans. b. Show location of portion of parking garage from Building 7 under pool deck area. c. Clarify both "assumed property line" locations and show distances from assumed property line to adjacent buildings. d. Property line on Building 6 & 7 site plan is shown between Building 7 and Amenities, however it is not shown the same on the Amenities site plan. Coordinate and show actual and assumed property lines on site plans and height calc plans. e. Show and label the pergola on the site plans and height calc plans, and cross reference construction details. f. Show location of propane tank for fire pit on site and landscape plans. g. Show location of pool enclosure fence on the site plan. h. Clearly show the accessible path of travel from the accessible parking stall, adjacent buildings, and public sidewalk to the building entrance, including slope, ramps, width of walkways and landings, etc. Coordinate with landscape and grading plans. i. Dimension accessible parking stall and access aisle. Show location of accessible parking sign. Cross reference AN= details on the site plan. j. Show/label the retaining wall at the parking lot, provide top and bottom wall elevations, and provide construction details and structural calculations. Grading plan shows this retaining wall was to be designed by others. It will require peer review since supporting a surcharge. k. Label the purpose of the black dots along the walkway in front of Buildings 6 & 7. 1. Label trellis at upper building entry on site plans and height calc plan. in. Show and label covered entry on the site plans and height calc plan. S. Provide construction details for pergola, or list as a deferred submittal on the coversheet. 9. On the landscape plans, the pool enclosure fence does not appear to be continuous at the fire pit. Clarify plans. 10. Details 4 & 6/A5.0. a. Open stair treads at exterior stairway cannot permit the passage of a 4" sphere (IBC 1009.3.2). Provide detail showing compliance. b. Dimension the height of the guard (42" min.) at stairway and landings as well as the grippable handrails (34" min. to 38" max). c. Handrails are required on both sides of the stairway, including handrail extensions with . returned ends. Clearly show on the plans. d. The triangular opening formed by the stair rise, run and guard cannot permit the passage of a 6" sphere (IBC 1012.3 exception 1). Clearly show on the plans. e. Intermediate rails of the guard at stairway and landings cannot permit the passage of a 4" sphere. f. Cross reference guardrail construction detail. 11. Provide dimensioned details of the site -built accessible showers showing compliance with ICC/ANSI Al 17.1 Section 608. 12. Provide dimensioned details of both kitchens to show that they are accessible. 13. Provide detail of door threshold at upper floor deck/patio. %2" maximum for accessibility compliance. 14. Add emergency lighting symbol to legend on Sheet A2.3 and specify power backup. Also specify power backup for illuminated exit signs. 15. What is the purpose of the note at the top .of Sheet A7.2 regarding egress windows? Page 2 of 6 16. Structural special inspections are required as noted on Sheet S 1.1 Tests and Inspections (we have already received the special inspection agreement for the Geotechnical inspections). Complete the enclosed Special Inspection and Testing Agreement and Testing Schedule for the Structural items, have the owner, general contractor and special inspector sign the form and return for Building Official approval prior to permit issuance. NONSTRUCTURAL Occupancy and Construction Comments 1. What will be in the Pool Mechanical Room on Sheet A2.0? If chemicals are stored in it, the amounts have to be shown to be less than that allowed by Table 307.7(1) and/or Table 307.7(2). Note the types and quantities on the plans. If control areas are needed (IBC 414.2), clearly detail them on the plans, including through -penetration firestop material. Even though there is a penetration by a vent in the roof, 1 believe it complies with the intent of Section 711.4 since it isn't anywhere as large as an allowed skylight might be. 2. omitted 3. omitted 4. The HT stairway stringers/landings need to be specified for pressure -preservative treated lumber. Section 2303.1.8 5. If elevator hoist way or machinery room are sprinkled, a means of automatic disconnect is required for the mainline elevator power supply prior before the water flows. Section 3006.5 6. Also the machine room requires independent ventilation or cooling if solid state equipment is used to operate it. Section 3004.2 7. Impact glazing. Section 2406.4, Item Nos. 1 and 2 and 2406.3 a. Door A108 is within 24' of the "designed sidelight" which should be specified as impact glass. Section 2406.4, Item Nos. 1 and 2 and 2406.3 b. Doors A102 and A201 are probably at least 24" from the glazing but that dimension needs to be specified so that no impact glass is needed. c. Door A207 is similarly too close to the side light requiring impact glass. d. The glazing on the rail, 1/A8.3, has to be shown as impact glazing which may or may not be tempered glass. 8. The type of Skylight glazing should be generally defined for Skylights 1 & 21A2.2 because wire screening needs to be shown below the glass if heat strengthened or fully tempered glass is proposed. Section 2405.3 (or 2610.1 and 2610.2, if plastic is used). Also specify the type of glass to be used as trellis covers. Means of Egress Comments 1. The Hardware Schedule is not shown on Sheet IA7.3 so 1 can't verify if all doors are openable from the inside with only one turn of the knob or lever, and are accessible. Section 1008.1.8 2. The cast -in-place concrete treads on the exterior HT stairway on 2/A3.1 needs to be Page 3 of 6 detailed with beveled nosing (a maximum 1 %Y' projection beyond the vertical riser). ICC/ANSI A117.1 Standard for Accessibility Section 504.5. 3. omitted 4. omitted 5. The second story should have an occupant load sign posted near the Main Entrance stating, "Maximum Occupancy — 65". Section 1004.3. The location and verbiage should be on Sheet A2.1. 6. Section View 31A4.0 and the plot plan should show the slope(s) from the upper entrance and the parking so that it can be proved that it is accessible. 7. Exit Illumination is required to be on emergency power on both sides of exterior exit doorways and at and in the stairway if it becomes one of the means of egress from the second floor. Section 1006.3, Item No. 5. The performance criteria given in that section and Section 1006.4 should be on the plans or specifications. 8. The location of exit signs should be shown on the plans. Section 1011.1. They have to externally or internally illuminated and the power sources and details should be specified on the plans. Section 1011.2 through 1011.5.3 Mechanical and Plumbing Code Comments 1. The wall and floor finishes for toilet rooms need to be defined. Section 1210 2. Additional comments may be forthcoming when final details are submitted for recheck. State Code Comments I cannot do a complete energy code review since many details are going to be deferred. looked over the prescriptive energy forms can correlate them with the wall (R-15) and ceiling (R-38) batt insulation is in. However, 1 can't yet certify that the general energy conservation details, WSEC lighting budget, properly certified type of window standard and other details are finished. They really need many notes for energy compliance such as specifications for the window compliance, etc. STRUCTURAL Quality Control Notes on Sheet S1.1 and General Comments 1. "Wind Design" notes (under "Design Loads") should also give the wind speed-up effect coefficients. This is so the design suction pressures on deferred roofing, glazing, siding and their connections and so forth are multiplied by the applicable factors. Section 1609.1.1 2. The snow load should really be 25 psf without drifting snow calculations. This comes from the SEAW Snow load Manual for the Puget Sound area. The engineer is following what the IBC and ASCE 7 say, but in Washington we have a better standard. 3. The Live Load notes need to be focused more. For instance, the entry to and including the Stairway and Conference Room wouldn't ordinarily be thought of as "assembly" and should be specifically designated for 100 psf. Table 1607. 1, Item No. 4. The offices can be 50 psf. Item No. 25 in that Table. Alternatively, the 100 psf could just be applied to the whole second story including landings and stairways. 4. Mechanical and adhesive anchors are in transition. (See Anchorage (2) on Sheet S1.2). The reference to ICC reports on Sheet S1.01 for drilled -in chemical bolts (it also applies to Page 4 of 6 drilled -in expansion ones too) need to be modified because such bolts now have been tested to ACI Appendix D for cracked concrete. Section 1913. 1 am attaching reports and criteria for the engineer's use. i. The only Mechanical Anchors that comply is a Hilti ER # 1917 Hilti KWIK Bolt TZ. No chemical ones have been approved yet (they have to have their reports revised by the end of 2006 or they will have no listings so at least Hilti and Simpson have completed the tests and are revising their reports.) iii. I am attaching information for your and the engineers edification. More information is available at http://www.icc-es.oM/reports/index.cfm. You may have to leave this as a deferred submittal for now and wait until the early 2006 for other complying ones. iv. The best way to handle it is not to specify any particular type of bolt but use the language of the information that I am enclosing. I.e., such bolts have to meet the criteria contained in ICC ES Acceptance Criteria # 193 and/or # 308. Vertical Load and Foundation Comments 1. Retaining Wall Section 1/A4.4 should be modified to reflect the actual shape which is Section 121S3.2 to avoid confusion. 2. Detail 8iS4.2 should state the minimum distance from the center of the anchor bolts to the edge of the piece of wood used for the ledger at any splice. '97 NDS Sections 8.5.3 and 8.5.4 3. The Terra Associates, Inc. geotechnical Report and supplements complies with the minimum requirements of Section 1802.4 and 1802.6. They are made a part of this plan. Note that a number of critical details have to be approved by the geotechnical special inspector. 4. The retaining wall at the stairway between lines A & B and 4 & 7 are not consistent between the Architectural Plan View I/A2.0 (probably the correct orientation) and sheets S2.3 & S2.4. Lateral Load Comments Wind forces still control exterior wall and roof cladding connection and roofing even if seismic controls most of the lateral design. Section 1614.5. Both roofing and wall siding connection and studs should be justified for maximum outward pressures represented by ASCE 7 Section 1612.5.4 (or use of the SEAW Wind Handbook tables). At the very least the pressures at 5' -wide discontinuities along the roof and wall and pressures between these areas should be stated on the plans as a control of the deferred submittals. As stated above the wind speed-up multipliers should be included. 2. It appears that some sort of a moment frame is being designed to carry the second story floor diaphragm and roof between Lines 5 & 7 and B & C and in both principal directions. a. There is a sort of a chord extension at line 6 and C on Sheet S2.2 but it would seem that it extend the entire length of the diaphragm on that line to really be effective [Note that line C is differently located on Sheet S2. I than on the other sheets] b. There should also be chord extensions at lines B & C with boundary nailing shown above them there and at Lines 5 & 7, if the designer is actually trying to cantilever the weight of the pouche-out. See IBCFigures 2308.12.6-(1) and -(2) and ASCE 7- 02 Tables 9.5.2.3.2, Item # 4 and 9.5.2.3.3, Item # 5 for what I am describing in general. Page 5 of 6 c. However, the biggest problem I have is that the steel columns have only two bolts in line shown as shown on Detail 61S-5. So why is the pedestal reinforced for moment? The long bolts would imply moment resistance too. Page 6 of 6 CITY OF EDMONDS SPECIAL INSPECTION AND TESTING AGREEMENT The project at issued under building permit number requires special inspection and/or testing per IBC 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. Dunes_ and Responsibilities of theSpecial Inspector „ , T. 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. Compleie 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: • 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) 0 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 requiring special inspection and testing were fulfilled and reported. And, to the best of L_1TEMPIBUILDING1SpeciallnspectionAgreementlBC.doc 7104 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 Building 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 shall be monitored by the City Building Inspector. IiislHer 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.Occupaucy The Building Official may issue a Certificate of Occupancy after all 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. E. Engineer 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 Date General Contractor Date City Building Official Date L_1TbMPTUILDINGISpeciailnspectionAgreementlBC.doe 7104 SPECIAL INSPECTION AND TESTING SCHEDULE - PROTECT NAME BV11 DM PERDUE NQ . - PROJECT ADDRESS Ata'ENCI',or SPEQAI�IN$PE�tt)tt REINFORCED CONCRETE, GUNITE, GROUT AND MORTAR: STRUCTURAL STEELIWELOINQ Conente Gunite Groat Mortar _ Sample and Test (list specific members below) AgRngweTuts —Shop Material Identification Reinforcing Tests Welding Inspection 'D SbW ❑ Field Mix Designs _ Uivasonic InsPccnm O Shop O Field Reinforcing placement High-suength Bolting Bimb Plant Inspection Inspection ©Sbop D Field Inspect Placing 0 A325 NX F Cast Samples D A490 Pick-up Samples ` Metal Deck Welding inspection Compression its — Reinforcing Steel Welding Inspection _ Metal Stud Welding Inspection PRECAST/PRESTRESSED CONCRETE: — Concrete Insert Welding Inspection Pips Post -Tem Pre -Tens Cladding AggregatcTests FIREPROOFING: Reinforcing Tests — Placement Inspection Tendon Tests — Density Tests Mix Designs - TbicknessTests Reinforcing Placement — Inspect Batching Insert Placement Concrete Hatching INSULATING CONCRETE: Conrnctt placemrnt Sample and Test Installation Itssepttion _ Placement inspection Cast Samples — Unit Weights Pick-up Samples Compression Tests FILL MATERIAL: MASONRY — Acceptance Tests — Placement Inspection — Special Inspection Stresses Used — Field Density preliminary Acceptance Tests (Masoary Units. Wall prisms) , " _ Subsequent Tuts (Mortar. Grout, Field Wall Prisms) STRUCTURAL WOOD. Placement Inspection of Units — Shear Walt Nailing Inspection — Inspection of Glu -Jam Fab. — Inspection of Truss Joist Fab. ADDITIONAL INSTRUCTIONS OR OTHER TESTS — Sample and Test Components AND INSPECTIONS: Form completed by. Title: Telepbone No_: Date: