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20061025142721.pdfof t � o City of Edmonds �d PLAN REVIEW COMMENTS BUILDING DIVISION gsr t s9° (425) 771-0220 DATE: October 25, 2006 VPA4" V I A— L TO: Steve Waite, Architect FROM: Ann Bullis, Assistant Building Official RE: Plan Check # 2006-1002 Project: Kero's Auto Brokers —New garage Project Address: 22304 Highway 99 Below are continents from both the City's consultant and myself. During review of the plans, it was found that the following information, clarifications or changes are needed. Please submit written responses to the comments below, including where changes can be found on the plans, and revised plans/documents (affected sheets only) to Theresa Umbaugh, Permit Coordinator. 1. Based on the letter describing the use of the building, the occupancy would be an S2. Revise plans throughout to meet S2 occupancy requirements. 2. On the site plan, clearly show and label all property lines. 3. Show existing parking lot striping. 4. Sheet 1 shows the fire separation distance on the west side of the building as 15 feet, while the floor plan on Sheet 2 shows the fire separation distance as 16 feet. Please coordinate to actual distance. 5. Fire separation distance dimension from SE corner of the building to the imaginary property line is difficult to read with other lines on the plan. It appears to be 7.25' — please clarify. 6. On the site plan, dimension the accessible parking stall, adjacent access aisle, show accessible signage requirements, etc. Provide common access easement to use driveway for adjacent property to access parking. 7. On Sheet 2 floor plan, note that the % hour rated door must self --close and latch. S. On detail A -A/3 revise north wall detail call -out to detail D/5 rather than B/5. 9. Detail D/5 shows the siding and flashing extending over the property line. Revise to show all construction . on the subject property. 10. On detail D/5 note the interior gyp and thickness as required by the fire rated assembly. 11. Detail C/5 fire rated roof -ceiling assembly is for a lumber joist system, not the proposed 1-j oist system. Provide new assembly that matches actual construction. Also, call out the listed and tested assembly reference number. 12. On the floor and roof plans, clearly note that no openings are permitted in the roof within 10 feet of the inside face of the north and east exterior walls of the building. (IBC 704.11 exception 4) 13. Clearly note on Sections A -A and B -B on Sheet 3 that the entire roof -ceiling assembly is 1 -hour fire rated (to meet parapet exception IBC 704.11 exception 4) and cross-reference detail C/5. 14. On Detail B/5, under "material" column, change "16" to "15" to match IBC table reference. 15. Where exterior concrete and asphalt surfaces are immediately adjacent to the building, provide construction details showing how moisture will be kept from coming in contact with untreated wood products, including through. wicking. Cross reference where details apply. 16. On north elevation sheet 4, show exterior grade meeting 6" wood/earth separation. 17. On Sheet 2 dimension the length of the accessible ramp. 18. On Detail B/3, dimension the clear width of the ramp between handrails. 19. Detail A/3 note states to see floor plan for landing information, yet there is no landing information on the floor plan. Please coordinate. 20. Provide exit door and path of exit travel for each garage. 21. Note the size of exit doors. 22. On Sheet 2 foundation plan, note the landing construction material and slope for water runoff and accessibility. 23. East elevation view shows a detail C15 reference in the wrong location. Please coordinate. 24. Clearly note on the floor plans if each garage space will be heated or unheated. If heated, specify fuel source, equipment type, and provide energy calculations (at minimum the Envelope Summary form for prescriptive method). 25. Mechanical ventilation will be required for each garage space, not just garage #3. Clarify notes on Sheets 2 & 5. Also if the garages are heated, make-up air openings must meet energy code requirements and be coordinated with mechanical exhaust system. 26. For anchors installed in concrete at existing retaining wall, structural engineer to provide retrofit information on the plans. 27. Provide signed acknowledgement statement from the General Contractor for construction of the seismic force resisting system, including items 1-4 of IBC 1705.3. 28. Special inspection is required by the geotechnical engineer of record for proof -rolling, soil bearing verification, placement of fill and compaction (if determined by the geotech to be needed), footing drain installation, and general site monitoring during wet weather construction. Complete the enclosed Special Inspection and Testing Agreement, have the owner, general contactor and geotechnical engineer sign the form and return for Building Official approval prior to permit issuance. 29. The Planning reviewer has requested that you provide information showing the site has approval for outdoor storage. Contact Meg Gruwell if you have questions. Comments from City Consultant: ARCHITECTURAL COMMENTS General 1. Please provide a roof plan for the garage. This shall show the required drainages, roof slopes, any penetrations, etc. Since the ventilations is being done as a differed submittal this is required to show allowable penetrations based off location of the property lines. IBC chapter 15. 2. Please show the required illumination for the means of egress, including emergency lighting. More is required then just the exit signs. IBC 1006.1 Sheet 2 FOUNDATION & FLOOR PLANS: AOR please justify egress for garage 92. The code does not allow the egress though the garage doors or through garage one unless the egress is clearly layout and there is not obstruction that can restrict travel. Please note the door encroach on the drive part of the garage opening which is not allowed. IBC 406.2.5 4. Please clearly show the requirements for the ADA parking. This shall include the required width, access aisle, identifications, etc. ANSI chapter 5. Page 2 of 3 Y 5. It is not clear if the ramp will exceed 30 inches minimum. The code requires every 30 rise shall have a minimum size landing added. Please clarify on the drawing this will not be exceeded. ANSI 405.6 6. Please dimension the landing to meet the maneuvering clearance as required per ANSI Table 404.2.4.1. 7. Please add the requirements for the guards. Guards are required where ramps and landing are located more than 30" above grade. Drawings state 5' clear. IBC 1012 Sheet 5 ROOF FRAMING: S. Please provide a one-hour rated assembly for engineer wood joist. The one rated assemblies is for sawn lumber and not engineer joist. One layer 518" does not meet the requirements for a one-hour assembly. Please modify accordingly. PFC-4354 and ESR -1153 STRUCTURAL COMMENTS General 9. The horizontal diaphragm exceeds the maximum allowed per code. EOR please modify accordingly. IBC 2305.2.3 10. Provide calculations to justify the additional load added at the top of the exiting retaining wall. It appears based off check analysis that the soil bearing pressured will be exceeded. Submit analysis to justify the existing condition by adding the additional weight of the stricture. IBC 1806 11. Please add to the drawings a quality assurance plan as required per the IBC 1705. This structure does not fall under the exceptions. 12. Please submit analysis for the additional loads applied to the retaining wall due to the seismic forces as recommended per the geotechnical report. The report state a 7H shall be used. Sheet 2 FLOOR PLAN 13. Please provide retaining wall requirements along the property lines. It appears a new wall is being installed with the note to dowel into wall along property line. Please clarify what is going to be built at this location. Page 3 of 3 CITY OF EDMONDS SPECIAL INSPECTION AND TESTING AGREEMENT The project at '1,-Z- 12C)CJ 7ht&Y_ `l `7 `y issued under building permit number 2,-Ifilo — C'a D �Z— 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 1. 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. I 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:ITEMPIBUILDING1SpeciallnspectionAgreernentlBC_doe 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 L 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 BuildinjZ 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. E_ fitineer_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 Special Inspector General Contractor City Building Official L:ITEMPIBUILDING1SpeciallnspectionAgreementlBC_doe 7104 Date Date Date Date SPECIAL INSPECTION AND TESTING SCHEDULE REINFORCED CONCRETE, GUNrrE, GROUT AND MORTAR: concrete Ganite Grout Mortar Aggregate Tests Reinforcing.Tests Mix Designs Reinforcing Placanent Batch Plant IrtsptM Inspect Placing Cast Samples Pick-up Samples Compression Tests PRECAST/PRESTRESSEII CONCRETE: rues rust -hens ire -Tens Cladding AggreptcTests Mnforeirrg Tens Tendon Tests Mir Desiens Reinforcing Placement Insert Placement Concrete Batching Concrete Placement Installation lnsepumon Cast Samples Pick: -up SamplcS Compression Tests MASONRY: — Special Inspection Stresses Used Preliminary Acceptance Tests (Masoary Units. Wall Prisms) — Subsequent Tests {Mortar Grout. Field Wan Prisms} __._ Placeumni Inspection of Units ADDITIONAL INSTRUCTIONS OR OTHER TESTS AND INSPECTIONS: STRUCTURAL STEELIwELDING_ — Sample and Ten (list specific manbcrs below) — Shop Material Identification - Welding laspection -D Shop D Field — Uhmsonie Inspection O Shop O Field high-strength Bolting fl Shop 0 Fwld ©A325 ON Ox OF D A49D Metal Deck Welding Inspection Reinforcing Steel Welding inspection — Metal Stud Welding Inspection Concrete Insert Welding inspection FIRE?ROOFING. ..— Placement Inspection — Density Tests Thicbwss Tests Inspect Batching INSULATING CONCRETE: — Sample and Test — Placement Inspection _.._ Unit Weights FILL MATERIAL: __.- Acctptarrce Tests Placetttent Inspection ,_,_. Field Density STRUCTURAL WOOD: — Shear WaII Hailing Inspection Inspection of Glu -tarn Fab. _... Inspection of Truss Joist Fab. — Sample and Test Components FA _WA 4 -M — rs Form completed by: Tide: Telephonc No.: Date: