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20070504154652.pdf8[ Fst. 1 g90 DATE: May 4, 2007 City of Edmonds PLAN REVIEW COMMENTS BUILDING DIVISION (425)771-0220 TO: Ralph Allen rwallen@gracearchitectspllc.com FROM: Ann Bullis, Assistant Building Official tT RE: Plan Check #2007-03 82 Project: Reichler Office Building Addition Project Address: 21827 76"' Ave W 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. Please submit revised plans/documents to Marie Harrison, Permit Coordinator. The plans are incomplete particularly with regards to uses of space (existing and proposed) and fire resistive construction, therefore additional comments will likely follow upon re -review of the resubmitted plans. Nonstructural comments 1. Coversheet A1.0: a. Note the Type of Construction (based on original plans VB) b. Note the Occupancies (based on the uses noted in the parking information, the occupancies would be B office and S2 parking). Since not all uses of space are noted on the floor plans, if there are any accessory or incidental uses, note them on the covershect and floor plans as well. c. Note if the existing building has a fire sprinkler and/or fire alarm system. d. List all deferred submittals and separate permits. 2. Provide existing site plan, including parking lot configuration, stairways, walkways, etc. 3. Provide existing garage level floor plan and main level floor plan. Note all uses of space. 4. Site Plan A1.0: a. Dimension drive aisle and parking stalls b. Dimension the width and length of the accessible parking stalls and access aisles. Show the location and height of the accessible parking signs. c. Clearly show on the plans that an accessible path of travel is provided from the public sidewalk to the building entrance. It appears that the new walkway will tie into an existing walkway which leads to the sidewalk. Note the surface material, slope, and width. d. Clarify note "existing building to be removed". It appears from the plans that the exterior wall of the building will be removed at this location for the new main floor addition. Please clarify. 5. On the wall legend, distinguish between existing walls to remain untouched, existing walls to be modified, existing walls to be removed, new non -rated walls, 1 -hour fire barrier walls, etc. Some of the new walls on the upper floor are the shown as interior walls to remain. 6. On the new upper floor, clarify what is meant by "development will be under separate permit". 7. A 1 -hour occupancy separation (fire barrier TBC 708, and horizontal assembly IBC 711) is required between the S2 and B occupancies (TBC Table 302.3.2). Clearly show the location of the occupancy separation on the floor plans and building sections. 8. The construction supporting the fire barriers and horizontal assemblies, including individual protection of columns and beams, must also be 1 -hour fire rated. IBC 706.4 9. Provide details for listed and tested 1 -hour fire rated assemblies on the plans for all fire barrier walls, shaft walls, columns, beams, floor -ceiling assemblies, and roof -ceiling assembly (if shaft and exit enclosure walls do not terminate at the underside of the roof sheathing. see IBC 706.4 exception 2, and 707.12). Provide all construction requirements of each assembly so they are constructed and inspected properly in the field. Clearly cross reference on the plans where the assembly details apply. Show the fire barrier walls extending to the underside of the roof sheathing. 10. 1 -hour exit enclosure at grid D2: a. The exit enclosure must exit directly to the outside or to a 1 -hour exit passageway (IBC 1019, 1020). At the parking level, the plans show the exit enclosure door opening into an unlabeled room. This space must be a 1 -hour exit passageway and cannot be used for any other purpose other than as a means of egress (no lobby, storage, etc.). Revise plans. b. All door openings in the exit enclosure must be self-closing, 60 minute rated in accordance with IBC 715.3. Revise door schedule. c. Provide a construction section through the 1 -hour stair enclosure where the 1 -hour horizontal ceiling assemblies create the enclosure at the off -sets. 11. At the parking level elevator lobby area, glazed openings are shown within the 1 -hour walls. Glazed openings in fire barrier walls must be listed and tested Y4 hour fire rated window assemblies (IBC 715.4). Wire glass assemblies are not permitted where safety glazing is required. Per IBC 706.7, the openings are limited to a maximum aggregate width of 25 % of the length of the wall (see exceptions). 12. On the door schedule, note fire rating of all doors. 13. On the main and upper floors, exits must be spaced apart %i the overall diagonal dimension of the floor, measured from the nearest edge of door jambs. With dimensions on the floor plans, show that the exits will meet this requirement. 14. Provide manufacturer's installation instructions and fire rating for overhead coiling door at elevator opening. 15. Provide a dimensioned stair construction detail including construction materials, rise, run, width, landings, handrail heights, handrail extensions, 16. On the floor plans clearly show handrails on both sides of the stairways. 17. Provide door hardware information on the door schedule, including locking devices and accessibility compliance. 18. 2 accessible means of egress are required from the new second floor (IBC 1007.1). Clearly shown on the plans how this will be done. 19. Provide enlarged accessible restroom floor plans and dimensioned details showing compliance (for both floors). The current dimensions on the floor plan are difficult to read, but it appears that the urinal must meet ICC/ANSI A117.1 section 305.7.2 for a 36" clear floor space. A second accessible restroom (separate male and female restrooms required) is required on the main floor. 20. The alterations to the existing portions of the building require accessibility upgrades per IBC/WAC 3409.6. On the plans clearly show that the exterior and interior accessible route of travel complies with current code, or provide upgrades per the previously referenced section. If you choose to use exception #1 of that section, provide a letter stamped and signed by the architect (reference the code exception), stating what parts of the existing site and building are not accessible, the project cost and what 20% of it equals, list the upgrades that will be done as part of this permit as well as showing that the total cost of the upgrades is at least 20%. 21. Provide manufacturer's information for glazed wall/roof at front of building. 22. Clarify wall symbol at upper floor above waiting area. 23. A portion of the reception counter must be accessible per ICC/ANSI A117.1 section 904. 24. Clarify how the following uses of space are actually used: Doctors, special procedure, and what type of activities go on in the lab relating to hazardous materials, cross -connection, etc. Page 2 of 3 25. Prior to permit issuance, the general contractor must submit a signed written statement of responsibility containing item 1 through 4 per TBC 1705.3, 26. At this time Special Inspections are required for the following: a. Soil bearing verification b. Welding c. Shearwalls (Type SW3), including holdowns. Complete the enclosed Special Inspection and Testing Agreement (one for geotechnical engineer of record for soils related items, and one for testing lab or professional engineer for structural items) have the building owner, general contractor and special inspector sign the form(s) and return for Building Official approval prior to permit issuance. Structural comments 27. Provide a Quality Assurance plan in accordance with IBC 1705 on Sheet S1. 28. On detail 2/S 1 call out bolt information. See Additional Structural Comments from City Consultant attached. Page 3 of 3 �i BJY Northwest Architecture • Engineering • Pharr ng - Government Services M 6, 2007 Return Correction Notice & Plans to City of Edmonds Only To: Bridge. Architects Inc. Contact person: Ralph W Allen 7310 15t Ave NW Phone: 206.783.2035 Seattle, WA 98117 Fax: 206.783.2037 rwallen@bridgepm.net Re: Project Description: Add 2nd Floor to Existing Office Bldg PLAN CK # 2007-0382 2182776 TH AVE W BJY# 030731-008 Structure Level Occupancy Cons't. Type Area S.F SFR Level 1 B TYPE VA 4918 Level 2 B TYPE VA 4399 The above referenced project is in the process of plan review for compliance with The City of Edmonds ordinances and applicable codes (Structural). The following comments, deficiencies/corrections must be addressed prior to completion of plans review and subsequent issuance of permits. Provide revised plans and calculations along with a written response to each of the items listed below to facilitate a shorter back -check time. SCOPE OF REVIEW The scope of this review is for the ordinance, structural and energy portions of this project. All features were checked only to the extent allowed by the submittals provided. All portions of this project are assumed to meet or will meet other departmental requirements, conditions and concerns before permit approval. GENERAL COMMENTS STRUCTURAL COMMENTS 1 CALCULATION 1. In simplified wind load design, there is only N -S direction wind area (50ft x 21ft) been considered, which is less than 82 ft x 21 ft in wind susceptible area in E -W direction. Please provide complete wind design for the calculation. It is roughly 20 % more than Seismic load when consider longitudinal direction. DRAWINGS 2. General -- Fasteners for preservative -treated and fire -retardant -treated wood shall be of hot -dipped zinc -coated galvanized steel, stainless steel, silicon bronze or copper. Coating weights for zinc -coated fasteners shall be in accordance with ASTM Al 53. Reference Section IBC Sec.2304.9.5 & IRC Sec. 319.3 3. S1 of 6, Per calculation sheet # SW 11 note # 3, Please clearly specifies the 3X member for sill plate and framing member receiving edge nailing with staggered nailing for those shear walls has design value exceed 350 PLF (ASD), such as SW2 & 3 v=460, 600 PLF. IBC table 2306.4.1. 4. S2 of 6, along grid line " D °. Provide section to specify the epoxy rebar for the slab on grade & continuous footing to connect the new and the existing. 5. S2 of 6, 1 st floor framing plan, along grid line " D.5 ". LSL 3 '/z X 14 is supporting discontinuous shear wall from above. In the event of an earthquake, these beams have to take compression and tension couple coming from the shear walls. Please recheck the adequacy of these beams with combined seismic and gravity load per IBC 1620.2.9. 6. S3-6, 2nd floor framing plan, along grid line " D.5 ". PSL 5 114 X 14 is supporting discontinuous shear wall from above. In the event of an earthquake, these beams have to take compression and tension couple coming from the shear walls. Please recheck the adequacy of these beams with combined seismic and gravity load per IBC 1620.2.9. Additional corrections may be required_ following receipt of corrections and additional information as requested. Your plans are being reviewed concurrently with the Building Department, Fire Department, Zoning Department and Public Works Engineering. Changes, clarifications or additional corrections may be required subsequent to the Building Department plan review when comments are received from the other concerned departments. Should you have any inquiries regarding this letter, please contact BJY at (206) 264-8400 between 8:00 am and 5:00 pm. By: Ted Chen K 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 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 small 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. 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 -.\T 1~MP1BUILDINGiSpeciallnspectionAgreementlBC.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 I. 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 I. 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. IbslHer 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 Date 1._ITEMPIBUILDING1SpeciallnspectionAgteementlBC.doc 7/04 SPECIAL INSPECTION AND TESTING SCHEDULE PROTECT NAME - BtmntrAc YF1t►ftF t+to PREF ADDRESS - wcarcY a st ctwt. hast tots REINFORCED CONCRETE, GUNITE, GROUT AND MORTAR: STRUCTURAL STEEL/VVELDING. Coto�ete Ganite Gtanet Mortar — Sample and Test (list specific n tentbers below) Aggrrgate Tests — Sbop Material Identification Reao€otJ, Tests — WehhDg IDST—M Q Sbop (:I Fuld Mix Designs — Masonic Inspection Q Shop Q Firw Reinforcing Placement — Higb-sumgth Bolting Batch Plaza Irspatio. Itispeeeoio 0 Shop .Q Frcld Inspect placine Q A325 ©N DX DF Cast Samples Q A490 Pick-up Samples — Metal Dock Welding Inspection Compression Tests _ Reinforcing Stec) Welding Inspection — Metal Stud Welding inspection PRECASTIPRESTRESSED CONCRETE: — Concrete Insert Welding Inspection Piles Post-Tew Pte -Tera Cladding Af€ i 7csts FIREil"FING: Reinforcing Tats — Placement Inspection Tendon Ttsts — Density Tests Mix Dmiew Thickness Tests Reinforcing Placement — Inspect Barehing Insert Placement Concrete Batching INSULATING CONCRETE: Concrete Plaeemcnt _ Sample and Test Installation Insrpeeion _ Plactmenr Inspection Cast Samples — Unit Weights Pict: -up Samplcs Catnpression Tcsts FILL MATERIAL: MASONRY: — Acceptance Tests Placement Inspection — Special Inspection Stresses Used — I=teld Density — Preliminary Acceptance Tests (Masowv Units_ Wall Pnsmr) ' — Subsequent Tests (Mortar, Grout. Field Wall Prisms) STRUCTURAL WOOD: — Placemem Inspection of Units _ Shear Wall Nailing Inspection _ inspection of Glu -lam 1 ib. — lnsptetion of Truss Joist FAb_ ADDITIONAL INSTRUCTIONS OR OTHER TESTS — Sample and Test Compoucots AND INSPECTIONS: Form Completed by_ Tit&. Telephone No._ Date