Loading...
20070108152534.pdfof Ana City of Edmonds_ PLAN REVIEW COMMENTS BUILDING DIVISION Fsr ggo (425) 771-0220 DATE: January 8, 2007 TO: Daniel Kim FAX: 425-806-0529 FROM: Ann Bullis, Assistant Building Official RE: Plan Check #2006-1331 Project: Alisa Na, CPA — Interior & Exterior Remodel/Change of Occupancy Project Address: 8319 238`h Street SW During review of the plans for the above noted project, it was found that the following information, clarifications or changes are needed. Provide written responses to each comment and where changes can be found on the plans. Submit 2 sets of revised plans/documents to Theresa Umbaugh, Permit Coordinator. This project includes a Change of Occupancy, requiring that the building is made to comply with current code for the new occupancy. IBC 3406 1. On the coversheet, note the Type of Construction per IBC 602, and the occupant load (IBC 1004). 2. Site Plan: a. ,Show location/size of all parking stalls on site. The archived site/civil plan for this property shows an accessible parking stall for the business use on the west side of the building. The designer notes on the covershect under project information that the accessible stall will be at the front of the building, which is not permitted (see Engineering Division comments). b. Provide accessible parking stall detail and show accessible path of travel from the parking stall and public sidewalk to the accessible building entrance. Include slope, changes in elevations, ramps where applicable, etc. C. Dimension distances between this building property lines and the adjacent R3 duplex, and also show dimensions to imaginary property line as noted in item 2 below. d. Show sidewalks, accessory structures such as trellises (dimension distance from accessory structures to property lines), decks, stairways, eaves/projections, trash enclosure, 3. Provide imaginary property line between this building and the adjacent R3 duplex and determine fire rated exterior wall and opening protection requirements, as well as for architectural projections (see IBC Table 602, 704, and 1406). Where exterior walls and projections (such as eaves or trellis) must be fire rated, provide construction details and listed and tested assemblies, non-combustible siding where needed, and cross reference where they apply on the plans. Provide opening percentage calculations and dimension openings on the plans so calculations can be verified. The archived site plan for the adjacent R3 duplex shows that the cast exterior wall of the existing duplex is 1 -hour fire rated. If there are openings in the east duplex exterior wall, this must be taken into account in placing the imaginary property line. 4. On the floor plans, dimension the width and length of all proposed trellises. 5. The lower floor must be accessible, including the building entrance(s), reception desk, each office, restroom, and accessible route to each of these areas. a. Provide construction detail of existing ramp at reception area. It must meet ICC/ANSI A117.1 section 405, including slope, landings, handrails on both sides with handrail extensions, etc. b. A portion of the reception desk must be accessible per ICCIANSI Al 17.1 section 904. C. Door D1 does not meet accessibility requirements of ICCIANSI A117.1 section 404.2. For double -leafed doors, at least one of the active leaves must comply. d. Throughout the accessible route of travel, specify door hardware that does not require tight grasping, pinching or twisting of the wrist to operate, such as lever -style. e. The restroom must be redesigned to be accessible. It must also be a unisex restroom with accessible MIF signage, including Braille. Include dimensioned plan and elevation views to show compliance. f. Where pocket doors are used, clearly note the accessible door hardware, and the clear open width with hardware installed. 6. This building must either meet the requirements of IBC 1018.2 for Buildings with One Exit, or the existing exterior stairway must be the required second exit. a. If the designer intends to only provide one exit, the occupant load cannot exceed 30 and the travel distance cannot exceed 75 feet. By my calculation, the travel distance exceeds 75 feet. Clearly dimension the travel distance on the plans to show compliance. b. The existing exterior deck/stairway, it must meet current code, including structural requirements whether or not it is used as a required exit, including rise, run, handrails on both sides of the stairway, handrail extensions, width, guardrail height and intermediate rail spacing, structural loads, footings, etc. Provide construction details of deck/stairway to show compliance. If the exterior stair will be the required 2nd exit, clearly note on the plans and provide emergency lighting and illuminated exit signage on both floors. Specify method of power back-up. The exit door must be minimum 3068. 7. Provide a stair construction detail for both stairways, including rise, run, headroom, handrails on both sides, handrail extensions, returned handrail ends, show height of guard in relation to height of handrail, etc. The maximum stair rise is 7" (plan notes 8"). IBC 1009 S. Dimension height of headroom at I" floor hallway under stairway. It must be a minimum of 7'-0" (IBC 1003.2). 9. Where the bottom edge of glazing is less than 60" above the stair or landing surface, it must be safety glazed (IBC 2406.3). This appears to occur at both the interior and exterior stairways. 10. The front windows adjacent to the door or where the bottom edge of the window is less than 18" above grade must be safety glazed (IBC 2406.3). 11. Specify door hardware for egress purposes. Note width of existing doors. 12. Since mechanical will be deferred as noted in the General Notes, specify the type of heating and ventilation systems to be installed on the coversheet of the plans for general information purposes and coordinate with the reflected ceiling and floor plans. Enclosed is the City's handout for Mechanical/HVAC permit submittal. Ventilation (supply and return) must be provided to each roorn/space. If mechanical equipment will be located on the exterior of the building, contact the Planning Division for possible screening for aesthetics. 13. Provide minimum 50 cf n exhaust fan in each restroom. 14. Flooring at restrooms must extend up the wall a minimum of 6". 15. Specify the roof class of the existing building based on the Type of Construction (TBC 1505). 16. Complete the enclosed plumbing fixture schedule for fixtures that are either new or will be relocated. Plumbing will be included with the main permit, not a deferred submittal. 17. Special inspection is required for epoxy grouted bolts. Complete the enclosed Special Inspection and Testing Agreement, have the building owner, general contractor and special inspector sign the form and return for Building Official approval prior to permit issuance. Special inspector must be WABO Certified or a State licensed Professional Engineer. Page 2 of 2 CITY OF EDMONDS SPECIAL INSPECTION AND TESTING AGREEMENT The project at 9'3)9 5-F,5v,). y,). issued under building permit number rQiYp) requires special inspection andlor 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. 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 retrain 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 most 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. S. 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\BUILDING1SpeciallnspcctionAgreement]BC.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 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. FnIZineer 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_UEMP1BUILDING1SpeciallnspectionAgreementIBC_doc 7104 Date Date Date Date SPECIAL INSPECTION AND TESTING SCHEDULE 1 5T r gc✓r/ , MOJECI ADDRM REINFORCED CONCRETE, GUNUM, GROUT AND MORTAR: Concrete Gnuite Grout Mortar Aggregate Tests Reinforcing Tests Mix Designs Reinforcing placement Batch Plant imptction Inspect placing Cast samples Pick-up Samples Compression Tests PRECAST/PRESTRESSED CONCRETE - IF jv1Zb ONCRETE: rLo ,-stens rte -,esu atc Tests ting Tests Tests Reinforcing Placement Insert Placement Concrete Batching Concrete Placement Tests MASONRY: — Special Inspection Suessm Used Preliminary Actcptancc Tests (Masomv Units. Wall prisms) Subseyttrnt Tests (Mortar. Grout, Field Wall Prisms) — Placement Inspection of Units BUMM46PERMtrn4ea AC,t73CTarSP£CIALFNSFFC3DR . STRUCTURAL STEELIWELDING: — Sample and Test (Fist specific membeis below) Shop Materia[ Idcntifiratim Welding Ittsptttion D Shop D Fuld Ult asvnic Inspection ❑ S mp © Field — High-sMength Bolting lnspoc�m ©Shop :[Field C1A3?S . EIA490 DN DX OF — Metal Deck Welding Lupcction Reinforcing Steel Welding Lespeetion � — Mdal Stud Welding Inspection — Contr at Insert Welding Inspeciiort FIREPROOFING: — Placement Inspection — Density Tests — %ckncss Tests inspect Batching INSULATING CONCRETE: — Sample and Test — Placement Inspection — Lint Weights FILL MATERIAL: — Acceptance Tcsts — Placcntentlnspcnion Field Density STRUCTURAL WOOD: — Shear Wall Nailing Inspection — Inspection of Glu -lam Nb. — Inspection of Truss )dist Fab. ADDITIONAL INSTRUCTIONS OR OTHER TESTS — Sampk and Test Compomou AND INSPECTIONS: Form cwnpkted br ' )LMS _ 73ULL1. 5_ �55ryi Lfl Titer TekphortcNo_. _�7� -flZZL7 Date_ #B52 dlR W,. City of edmondsm development information - Inc. 18`4 Commercial Mechanical/HVAC Permit Submittal Requirements PERMIT REQUIRED: A permit is required for the installation of mechanical equipment, CODES: International Building (113C) and Mechanical (IMC) Code (2003 Edition) Uniform Plumbing Code (LTPC) (2003 Edition) International Fuel Gas Code (2003 Edition) Washington State Energy Code (WSEC) (2003 Edition) Washington State Ventilation & Indoor Air Quality Code (VIAQ) (2003) FEE: Based on size and type of equipment or appliance SUBMITTAL REQUIREMENTS: 1. Two (2) sets of plans must be submitted showing the following a) Locations of all heating, ventilation, air conditioning equipment. Provide manufacturer's specifications. Note fuel source, Btu input/output_ b) Submit applicable State Non -Residential Energy Code compliance forms. Forms can be found on the web at http://www.neec.net/resources/resources.html. c) Show duct smoke alarm (detector) locations. d) Show or detail how combustion air will be provided_ e) Provide HVAC ductwork layout, including supply diffusers, return air grills, and cfm. f) Specify duct and pipe insulation R -value, and duct sealing. g) Label all plenums and provide details showing plenum construction and exposed materials within the plenum. h) For roof mounted equipment, provide weight of equipment and structural support information, including roof framing plans, snow and dead loads, etc. Provide building elevations showing visibility of mechanical equipment and screening and equipment dimensions. i) Provide construction details for mechanical equipment support structures, including wall and ceiling platforms. J) Dimension clearances around mechanical equipment. k) Show condensate waste discharge location. 1) Provide seismic anchoring details. m) Provide outdoor air calculations per State VIAQ Table 3-4 and show how it will be provided/distributed. n) Show location and size of all exhaust fans. o) Provide parking garage ventilation calculations, show location and size of supply and exhaust fans, and location of exhaust outlet to building openings, supply inlets, property lines, and height above grade_ p) Location and type of all fire/smoke dampers. Provide manufacturer's specifications_ q) Venting path for exhaust ducts, dryer vents, gas appliance vents, B -vents, etc. and show outlet/inlet locations. r) Locations and construction details of all mechanical shafts, including listed and tested assemblies. s) Gas piping layout, sizing, pipe material, and support hanger spacing, and number of gas piping outlets. NOTE: All lusted and tested appliances or units shall be installed per the manufacturer's specifications. NOTE_ THE PURPOSE OF THIS HANDOUT IS TO ASSIST THE PUBLIC IN COMPLYING WITH DETAILED PERMIT SUBMITTAL RE UIREMFNTS_ IT IS NOT A COMPLETE LIST OF PERMIT OR CODE REQUIREMENTS AND SHOULD NOT BE USED AS A SUBSTITUTE FOR APPLICABLE LAWS AND REGULATIONS_ IT IS THE RESPONSIBILITY OF THE OWNER/DESIGN PROFESSIONAL TO REVIEW THE SUBMITTAL FOR COMPLETENESS AND APPLICABILITY TO OTHER CODES. ONLY COMPLETE APPLICATIONS WILL BE ACCEPTED BY THE CITY FOR REVIEW L_1TEMPIBUILDINGIHANDOUT ICODESICOMMECHicodes_DOC Revised 7104