20060927153351.pdfor EDS City of Edmonds
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PLAN REVIEW COMMENTS
BUILDING DIVISION
10,3 (425) 771-0220
DATE: September 27, 2006
TO: Dwight McGrew
FAX: 425-778-9086
FROM: Ann Bullis, Assistant Building Official
RE: Plan Check # 2006-0955 �•/
Project: Michel Construction -- 4 Unit Condominium
Project Address: 618 Glen Street
During review of the plans for the above noted project, it was found that the following information,
clarifications or changes are needed. Please provide written responses to each of the comments below and
where changes can be found on the plans. Please submit 2 sets of revised plans/documents to Marie
Harrison, Permit Coordinator
1. This building is subject to House Bill 1848 (the website address is:
www.leL.wa.2ov/nub/billinfo/2005-06/HtnVB ills/House%20Passed%2OLeizislature/ l848.PL.htm
a. Building Enclosure documents stamped and signed by a State licensed Architect or
Professional Engineer must be submitted.
b. In addition to the building enclosure documents, the design professional must submit
a written statement stamped/signed that "The undersigned has provided building
enclosure documents that in my professional judgment are appropriate to satisfy the
requirements of Sections 1 through 10 of this act".
c. The building enclosure must be inspected by a qualified inspector.
i. Inspector qualifications per HB 1848:
1. A person with substantial and verifiable training and experience in
building enclosure design and construction.
2. Shall be free from improper interference or influence relating to the
inspections.
3. May not have a conflict of interest.
ii. Prior to final Building inspection/occupancy, the Building Enclosure
Inspector must submit a signed letter certifying that the building enclosure
has been inspected in substantial compliance with the building enclosure
design documents.
2. Buildings with one exit (TBC 1018.2): The maximum 50 foot of travel distance stops at an
exit (see IBC 1015.1. for how travel distance is measured). A corridor is considered part of the
exit access, and is not an exit (see corridor definition in IBC 1002). For your design, exits
where travel distance measurement would stop would be the 1 -hour stair enclosure and the 1 -
hour exit passageway. On the dwelling unit floors, the travel distance must be shown along
natural and unobstructed path of egress travel to the stair enclosure (currently it is shown to the
elevator and across the kitchen cabinets). On the garage floor, the travel distance must be
shown along natural and unobstructed path of egress travel (currently not shown) to the stair
enclosure for garages 102 and 202, and to the exit passageway for garages 101 and 201.
Please revise plans accordingly.
3. Sheet P1:
a. Note 4: Clarify that building will be a condominium.
b. Note 20: Revise occupancy to R2 and S2 occupancies.
c. Note 23: Revise Energy code edition to 2004.
d.Note 39: Revise ANSI code edition to 2003, and clarify that handrails are required on both sides of
ramp, as well as 12" top and bottom extensions for both handrails.
e. Special Inspections: List all special inspections listed on page 8 of the geotechnical report, including
a final letter from the geotechnical engineer.
f. Separate Permits: List all separate permits and deferred submittals for this project. Common separate
permits are plumbing, mechanical, fire sprinkler, fire alarm, side sewer, water meter, State electrical,
State elevator, right of way, fence, Building Enclosure certification letter, maintenance bonds, etc.
g.Note 45: Revise datura. elevation (73.82' was hand written on the plan at time of permit submittal).
h.Note 57: Clarify/complete allowable area calculations.
4. Show location of fire sprinkler room.
5. Label use of space for small room within garage 102.
6. The first floor walls supporting the 1 -hour occupancy separation must be 1 -hour rated. Clearly show on
the plans that the exterior walls are 1 -hour rated (rated for exposure from inside only — no exterior gyp
required since more than 5 feet from property lines). Provide detail, listed and tested assembly and cross-
reference where they apply on the plans.
7. Per detail F/Al 1, fire stopping details and assemblies will be a deferred submittal. Please add to deferred
submittals list and clarify referenced letter dated 219/06 (it does not appear to apply to this project).
8. Elevator shaft walls and stair enclosure walls must be separated from common dwelling unit walls with 1 -
hour walls assemblies meeting an STC of 50 or more. Provide a detail, listed and tested assembly, and
cross-reference on the plans.
9. Door to unit 202 garage must meet accessible maneuvering distance (see enclosed handout).
10. Dimension finished clear width at stair landings, corridors, and exit passageway.
11. Clearly show that all walls on the basement floor plan will be 1 -hour fire rated. The "typical" detail of
I/Al2 appears to only apply where there is an occupancy separation, however the plans do not show the
extent of the occupancy separation.
12. Note 6 on the floor plans states that an electric heater will be installed in the stair enclosure. Show
location of heater and provide a detail showing how the 1 -hour fire separation will be maintained.
13. On floor plan notes for accessible door hardware, reference ICC/ANSI A117.1 Section 404.2.6.
14. Cross-reference X/A11 on the roof plan at draftstop locations.
15. Provide a letter from the geotechnical engineer of record that he has reviewed the plans and they comply
with the recommendations in the report, including footing drainage details.
16. Provide a temporary shoring plan, calculations, and details stamped and signed by the geotechnical
engineer (see page 8 of geotech report).
17. On the site plan shows site sections A and B, however these sections do not appear to be on the plans.
Please provide.
18. On sheets P2 and P3, clearly note the datum point for the height and grading calculations.
19. Complete the enclosed Special Inspection and Testing Agreement, have the owner, general contractor and
geotechnical engineer sign the form and return for Building Official approval prior to permit issuance.
Page 2 of 5
COMMENTS FROM CITY PLAN REVIEW CONSULTANT
ARCHITECTURAL COMMENTS
General
1. Please provide a cross section through the building in order to see how the ceiling will be
framed. It appears the details are assuming a flat ceiling but this appears not to be the case.
Sheet A2 Basement Floor Plan
2. Stairways are required to have handrails on each side of the stairs. The only exceptions are
within individual units. Please modify drawings accordingly. Currently the drawings do not
show handrails on each side. IBC 1009.11
3. The required dimension of the intermediated landing shall be dimensioned on the drawings.
This is required not to be less then the width served. IBC 1009.4
4. The door into the stairway shall not reduce the width of the landing by more than % the
required width during the course of the swing. The egress requirements are when the
building is being exit by the individuals and emergency personal are also traveling up. I
scaled it and it appears this will be exceeded based off the drawings submitted. Please
modify accordingly. IBC 1009.4
5. Handrails are required to be completely continuous on the interior rail. Please show this on
the drawings. IBC 1009.11.5
6. Please clearly dimension the required 12" extension of the handrails beyond the top riser and
extend a minimum of one tread length beyond the bottom riser. IBC 1009.11.5
Sheet A3 1st Floor Plan
7. Please show a handrail on each side of the stair to meet the egress requirements. IBC
1009.11.
8. The required dimension of the intermediated landing shall be dimensioned on the drawings.
This is required not to be less than the width served. IBC 1009.4
Sheet A5 Roof Plan
9. Please justify the roof ventilation shown on the drawings. It appears the amount used was
11300 to determine the required ventilations. In order to use the exception must be met per
IBC 1203.2. Please add to the drawings the requirements in order to use 1 over 300. IBC
1203.2 IBC 1503.3.5
10. Please show the location of the roof drainage. Where are the gutters located, where are the
down spouts? All this information is required to be added to the drawings. To assure proper
drainage away from the structure. IBC 1503.4
11. Please specify on the drawing the required roof covering classification to be used as required
per code. IBC 1505.1
Page 3 of 5
Sheet Al2 Details
12. Detail K: Please modify the rated assembly for a 1 hour floor assembly for wood joist. One
layer of 518" does not meet one-hour rated assembly for engineered wood joists. Please
modify accordingly. Also, show where this detail applies ESR -1153.
13. Many of the details have the bottom text deleted halfway and are unreadable. Please modify
the text in order to read all the text, in order to check the assemblies noted. IBC 106.1.1
14. Detail N: Detail notes the following; "Provide 2X blocking as required". Please clearly show
where the required blocking is required. This should not be left up to the contractor.
15. Detail M and N: Please note the glazing shall be tempered as required per code. IBC 2406
16. Detail M and Detail N: The detail states the following "MUST RESIST 50 PLF", but this is
not correct. The component is required to resist 50 psf. The 50 plf is only for the top rail.
What was assumed in the code committee for this requirement was the vertical rail was
spaced at 4 feet O/C, therefore the 200 pounds and 50 plf on the top rail was the same force,
but each case needs to be checked. This is why they have added all the different
requirements for the guards. It is possible the 200 pounds will be the controlling design
force and 50 plf will not control. Please modify detail accordingly to meet this requirement
as stated in the code. IBC 1607.7.1
STRUCTURAL COMMENTS
General
17. Based off the analysis, the concrete wall height on the lower floor is not floor to floor.
Please specify the required height of the concrete wall on the drawings as used in the design
analysis. It appears the analysis required the concrete stem wall to have a minimum height
of 6.5 feet.
,Sheet A6 Foundation Plan
18. Provide an analysis for the foundation to resist the overturning force from the shear walls.
Grid line D shows a force of 10.59 kips must be resisted.
Sheet A9 Roof Framing Plan
19. Please specify the required framing for the support of the skylights on the drawings.
Plywood will not support this load.
Sheet All Details
20. Detail N: Please specify the required hanger to support the stair stringer. I was unable to
determine this from the drawings.
Sheet Al2 Details
21. Detail O: Please note that the vertical steel shall have a standard 90 degree hook or justify
straight bar embedment will develop. ACI chapter 7 and ACI Chapter 12.
Sheet S2 Structural Details
Page 4 of 5
22. Detail 6: The analysis used a height for the shear wall to be a maximum of 6.5 feet. This
should be clearly labeled on the drawings to show this height. Based off the submitted
drawings it is not clear this will be built this way. Please modify accordingly.
23. Detail 8: Modify this detail to clearly show a 90 degree hook for the vertical steel into the
footing or supply analysis for straight bar development. ACI 12
Sheet S3 First Floor Framing Plan
24. Detail 2: Modify this detail to clearly show a 90 degree hook for the vertical steel into the
footing or supply analysis for straight bar development. ACI 12.
ENERGY
General
25. Please modify the ceiling insulation to meet the state energy code. The minimum R value
for the ceiling shall not be less than R38 but the drawing state R30. R30 is only for vaulted
ceiling and the drawings do not show vaulted ceilings. WSEC table 6-1 (Sheet P 1 appear to
state the correct R value but the details do not. This should be modified accordingly.)
WSEC table 6-1
Sheet All Details
26. Detail S: Please modify the insulation to meet the state energy code requirements. The
minimum R value shall not be less that R38. WSEC Table 6-1
27. Detail S: Please modify the insulation to meet the state energy code requirements. The
minimum R value shall not be less that R38. WSEC Table 6-1
VENTILATION & INDOOR AIR QUALITY CONTROL
General
28. The whole house as labeled on the drawings exceeds the ventilation code (60 cfm min. to 90
cfin max. per the worksheets). Please modify drawing accordingly.
Page 5 of 5
Chapter 4. Accessible Routes iCC/ANSI All 7-1-2003
j — _ — *If both closer and latch are provided
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-----
(c) Hinge Approach, Pull Side
*If both closer and latch are provided
**48 min (1220) if bath closed and latch provided
12 min*
345
---
I I l 22 min
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to I I 560
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(e) Hinge Approach,
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---------
E I
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I 1065 1 LO
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(d) Hinge Approach, Pull Side
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*54 min (1370) if closer is provided
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(f) Latch Approach, Pull Side
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Fig. 404.2.3.1
Maneuvering Clearance at Manual Swinging Doors
18
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. Duties and Responsibilities of the Special Inspector
I. 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:
• 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 requiring special inspection and testing were fulfilled and reported. And, to the best of
L:\TEMP\BUILDING\SpeciallnspectionAgreementIBC.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.
0
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. 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 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
1 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
I:ETEMPIBUILDING\SpeciallaspectionAgreemen#IBC.doc 7104
Date
SPECIAL INSPECTION AND TESTING SCHEDULE
PROJECT NAME ---- - BURDWOPMMUNQ
PROSECTADDRM TEWINGWMTCTION AGENCY -SPECIALWSPEC7pR
REINFORCED CONCRETE, GUNITE, GROUT AND MORTAR: STRUCTURAL STEELIWELDINO:
Concrete Gnnite Groat Mortar Sample and Test (list specific members below)
Aggregate Tem — Shop ]Material Identification
.Reinforcing Tests ._.- Weltliog Inspection "D Shop D Field
Mix Design — Uittas(mk Inspection O Sbop DField
Reinforcing Placement — fiigb-strength Bolting
Bitcb Plant Inspection I Inspection 0 Sbop D Field
Inspect Placing D A325
ON OX . D F
Cut SampJcs D A490
Pick-up Samples —Metal Deck Welding Inspection
Compression Tests — Reinforcing Steel Welding kzpection
_ Metal Stnd Welding Inspection
PRECAST/PRESTRESSED CONCRETE: — ConczrAc Insert welding Inspection
PJles Post Tens Pre -Tens Cladding
R"Rei2o-rcmg
Tests FIRE�ROOFINfs:
ng Tests , Placemen Inspection
sts — Density Tests
Mixns - TWckness Tests
g Placement — Inspect Batching
ement
atching INSULATING CONCRETE:
Concreu Placement — Sample and Test
Installation Inscpction _.,_ Placement Inspection
Cw samples — Unit Weights
Pick-up Samples
Compression Tests FILL MATERIAL -
]MASONRY:
— Acceptance Tests
Placement Inspection
_-_. Special Inspcaion Stresses Used
— Field Density
— Preliminary Acceptance Tests fMasonry Units. Wall Prisms) '
— Subsequent Tests (Mortar. Grout. Field Wall Prisms)
STRUCTURAL WOOD:
___"_ Placement Inspection of Units
— Shear Wall Flailing Inspection
— lnspection of Glu -Jam Fab_
— Inspection of Truss Joist Fab_
ADDITIONAL INSTRUCTIONS OR OTHER TESTS
— Sample and Test Components
AND INSPECTIONS:
Form completed by. Tide_
Tckphone No.; pate: