20070618082350.pdfof �� City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
Esr. i 89° (425) 771-0220
DATE: June 18, 2007
TO: Jim Stevens
Facilities Maintenance Manager
Public Works Dept.
FROM: Ann Bullis, Assistant Building Official
RE: Plan Check #2007-0592
Project: Francis Anderson Center Seismic Upgrade
Project Address: 700 Main Street
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.
1. See enclosed comments from the City's plan review consultant.
2. Complete the enclosed Special Inspection and Testing Agreement. Have the owner, general
contractor and special inspector sign the form and return for approval prior to permit issuance.
3. The architect needs to provide all basic code information for the building such as type of
construction, occupancies, fire resistive construction, etc. Where fire rated assemblies are
exposed, provide details and listed/tested assemblies for repair.
June 15, 2007
Ann Builis, Plan Reviewer/
Assistant Code Official
Development Services Department
121-5 th Avenue North, Second Floor
Edmonds, Washington 98020
Dear Ann Bullis:
This is a plan review on the FRANCES ANDERSON CENTER for a:
Project Name: Structural Review for Voluntary Seismic Upgrade and Retrofit;
Value: $1,351,500.00
Plan Review Ns: 1116-207 (Your Plan Check Number was BLDG:2007-0592)
Codes: FEMA 356-Prestandard and Commentary for Seismic Rehabilitation of Buildings
Guidelines; Exception to IBC Section 1614.3 and Section 3403.2; and ASCE 7
PREFACE: This letter -report contains various comments on the submitted plans for potential changes to the
design Standards in the Codes indicated above. I have specified a general area of concern in each comment,
along with a specific location on a plans and a Code -specific Section in which the provision is found. I assume
that the designers will to read entire Code provisions rather than my having to duplicate it in the letter. Unless
specified otherwise, references are to the.'03 IBC.
Even though this letter -report is addressed to you as advisory recommendations, the designers of record
need to directly address and resolve the issues. Changes will be required to plans and/or specifications. If, the
engineer disputes any of my points or has an alternate way of complying with it; he or she should provide both
you and me written responses addressing each disputed comment. They should also indicate what they intend
to do to rectify potential discrepancies and where solutions will be found on revised construction documents. It
would be appreciated and be more efficient if a cloud were also made around any changes.
ARCHITECTURAL AND STRUCTURAL COMMENTS
General and Specific Comments (cross references are to the '03 IBC and '02 ASCE 7 u.n.o.)
1. These plans show targeted repair and upgrades to an existing building. Section 3403 has
rules for (voluntary) upgrades, which the engineer is generally following. But, for clarity, the
"Codes" note on Sheet S0.02 should state that it was based on FEMA # 356' Prestandard
for Seismic Rehabilitation of Buildings. Sections 1603.1 & 1614.3
2. Architectural plans show demolition/replacement of finish materials & construction. Section
3403.1 requires that they be replaced with products complying with the '03 IBC. A major
component that is affected is suspended ceilings on all A2.XX Sheets and now controlled
by ASCE 7-02, Sec. 9.6.2.6.2.2, subsections a, b, c, e, f and h.
a. Heavy duty T -bar grid systems need to be provided at walls, where the ceiling was
removed and/or replaced.
b. Minimum 2" x 2" perimeter closure angles are required along walls where ceilings
are removed.
I The engineer should note that under the '06 IBC, the Pre -Standard has been replaced by ASCE Standard * 31-03
for "Seismic Evaluation of Existing Buildings" and Standard 4
41-06, "Seismic Rehabilitation of Existing Buildings".
Ann Bullis, City of Edmonds
Voluntary Upgrade for Frances Anderson Complex
Plan Review Number 1116-207(BLDG: 2007-0592)
June 15, 2007
Page 2 of 4
c. Ceilings have to be connected to these angles on one room wall side and float and
have Y4" clearance from opposite wall side (if ceilings are replaced there too.)
d. Many affected ceilings seem to be in rooms that are less than 1,000 s.f. in area and
will need no bracing (assuming dividing walls extend to the roof).
e. If the room is greater than 1,000 s.f., the familiar UBC -like brace "pods" are needed at
12' o.c. starting at 6' in from corners.
f. Two inch oversized holes and 2"+ oversized rings that allow 1" horizontal movement in
any direction are required for sprinklers or other relatively rigid penetrations if there are
any in the affected removed ceilings.
g. Alternatively, the sprinkler system could be designed and connected together with the
ceiling considering the mass and flexibility of the integral system. Section 9.6.2.6.3
h. Omit
i. Hangers carrying ceiling dead loads cannot have powder -driven nail connections to
the underside of the roof or floor framework. ASCE 7 Section 9.6.1.6.5
3. The architectural plans don't seem to be completely finished yet and need to be carefully and
completely cross -coordinated. Section 106.1. For instance:
a. References 4 and 5 to Sheets A4.01, 3 show the "before and after' details of the
braces correctly, but the cross references to further details on Sheet A5.01 don't seem
to connect with clarifying details.
b. I think they are on Sheet A7.03 and should be correctly cross-referenced.
c. However more details are apparently supposed to be on Sheet A7.03 as evidenced on
the left side of that page, but are missing.
d. Likewise, Section View 41A5.02 references to 1IA7.02 but the angle and bolt details
are not shown.
e. Section View 11A5.02 references to 81A7.02 but it should probably be 11A7.03, etc.
4. If the 2 x 2 stud wall on a new concrete wall extend below grade in Section 31A7.02 and are
exposed to earth at the bottom, as implied by Flag Notes 61A3.02 and 5 & 6/A4.05, they need
to be specified with ground -contact pressure -treated lumber. Section 2304.11
5. Notes on Sheets S0.02, S0.03, and S0.04:
a. "Submittals" should include suspended ceiling details unless the architect specifies a
manufactured system such as Armstrong BERC ties that complies with ASCE 7.
b. Nevertheless, if any of the rooms have suspended ceilings greater than 2,500 s.f. or
more between surrounding full height walls, the engineer (or architect, if he or she is
sufficiently knowledgeable) may have to do a structural analysis for one or more
expansion joints with "sufficient" clearance to provide for additional movement
between the separated ceilings.
c. Conversely, the engineer could design a rigid bracing system for the large ceiling.
Ann Bullis, City of Edmonds
Voluntary Upgrade for Frances Anderson Complex
Plan Review Number 1116-207(BLDG: 2007-0592)
June 15, 2007
Page 3 of 4
6. Special Inspection (S.I.) for seismic resistance, and quality assurance (QA) requirements:
a. The table on Sheet 50.04 shows most S.I. details and provisions, but it doesn't include
provisions for suspended ceilings as given in Section 1705.1.4.3 (ASCE 7 section
9.6.2.6.2.2, item 4 h).
b. Prior to permit issuance, the engineer needs to provide a detailed plan for the
buildings as outlined in Section 1705.1, subsections 1, 2, 4.3, and 1705.2.
c. Note that Section 1705.2, Items # 6 and 7 requires more information than that given in
the engineer's reference to Section 1709 on Sheet S0.02.
d. The contractor has to acknowledge these items in writing and demonstrate how its
staff will provide this QA. The qualifications of the contractor's staff person who will do
this needs to be given as well as how it will be controlled. Sec. 1705.3, Items 4 3 & 4
7. Details that seem to require revisions:
a. The window fill shown on Sheet S3.01 needs more detailing or be cross-referenced to
a detail that shows bar sizes, embedment into the existing construction, and so forth.
b. How is the gusset plate connected to the angles in Elevation 6/S5.22?
c. Omit
d. Section 1/S5.23 is called out on Section 11/S5.21 but is missing from Sheet 55.23.
e. Marked areas on S1.01 & S1.02 for 1948 slab to 1928 wall tie should be to 6/S5.31.
8. The new "footings" push extra seismic loading into the earth and don't have to carry much
superimposed vertical loading from the new shear walls and brace frames foundations. They
seem to be acceptable using the criteria in the Soils Investigation Report from GeoEngineers,
Inc dated January 30, 1981.
9. Mechanical Sheet's Comments:
a. General Notes/M0.01
L The mechanical and/or architectural sheets need to specify exactly what type of
fire stopping and similar fire protection is required to meet notes 1 & 5, and the
architect needs to specify equivalent occupancies and type(s) of construction
and what the required protection are.
ii. Note 3 specifies NEPA Standard # 13, 2007 edition. That standard is still under
consideration by the ICC General Design Committee, I believe, and hasn't been
approved yet (and won't be specified, if approved, until 2009). They need to
specify the 2004 NFPA 13 instead.
iii. NFPA Standard 13 has had since 1997 incorrect values for connections for
sprinkler line bracing. ASCE 7-02 therefore, requires that seismic connections be
designed by forces taken from its Sections 9.6.1.3 and 9.6.1.4. See ASCE
Section 9.6.3.11.2.
iv. Typical items I have found mistakes on other projects are component importance
factors in Section 9.6.3.11 — the life safety importance category is 1.5; they need
Ann Bullis, City of Edmonds
Voluntary Upgrade for Frances Anderson Complex
Plan Review Number 1116-207(BLDG: 2007-0592)
June 15, 2007
Page 4 of 4
to use equation 9.6.1.3-4 on page 160 with RP = 1.5 for shallow anchors as
defined in Section 9.6.1.6.1.
v. Especially see Flag Notes 11 & 141M0.01 on Sheet M1.06.
b. The State Energy Code would require framed walls and roofs that are uncovered
during the construction to be filled in with as much batt insulation can be
accommodated. Specify on the plans.
CLOSING
As stated in the beginning of this letter, the designers should revise the plans and specifications
and resubmit them with a letter explaining what they did including any rebuttal to the issues and
should indicate on which sheet or detail the correction may be found.
Thank you for the opportunity to be once more of service. An invoice for this review based on the
valuation of the project will follow under separate cover.
Sincerely,
Jerry J. Barbera, M.S.C.E. and P.E.
Construction Codes Consultant
CITY OF EDMONDS
SPECIAL INSPECTION AND TESTING AGREEMENT
The project at loo M14 -11Y ��� issued under building permit
number ZA07 — CD51 Z requires special inspection and/or testing per IBC Chapter 17. The
complete list of.special inspections is attached to ibis document.
BEFORE A PERNIIT 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, trust 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 al] 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:ITEMP\BUILDING\SpecialIospectionAgreement)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 BuildinQ_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. EnEineer 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.IFEMP1BUILDING1SpeciallnspectionAgreementlBC.doc 7104
SPECIAL INSPECTION AND TESTING SCHEDULE
_700 PR NAME iitiQ.DtNGI'ERWNO.
PRtt7FCT AFiflRFSS AtETtCY. «SPECIAL WSPECIOR
REINFORCED CONCRETE, GUNITE, GROUT AND MORTAR:
Colom"T Granite Grow Mortar
Aggregate Tests
Reinforcing Tests
Mi),Designs
Rcinforring Placement
Batch Plant Inspection
Inspect Placiae
Gut Swnptcs
Pick-up Samples
Campression Tests
PRECASTIPRESTRESSED CONCRETE:
�»�+ roar-rrxts rse•aefRs
Aggregatc'Fcsts
Reinforcing Tests
Tendon Tests
Mix Dcsiens
Reinforcing Placement
insert Placement
Concrcrc Batching
Concrete Placement
Cast
Tests
MASONRY-
- Special lnspeaion Surssrs Used
— Ptcliminary Acccptance Tests (Masonry Units. Wall Prisms)
— Subsequent Tests (Mortar. Grout_ Field Wall Prisms)
— Placement Inspection of Units
STRUCTURAL STEEI W LDING:
— Sample and Test (list specific mcna) rs below)
— Shop Material Idcntifiication
Wilding Irupcc — 0 Shop Q Field
—Ultrasome'Inspection QSbop Afield
— High-strength Bolting
Q Sbop Q Feld
Q A325
QA490 ON QX pl=
&Ictal Deck Welding Inspection
— Reinforcing Steel Welding h spoction
— Metal Stud Welding Inspection
— Connote Insert Welding Inspoction
FIREPROOFING:
— Placenww Inspection
— Density Tests
— Tbickncss Tests
— Inspect Batching
INSULATING CONCRETE:
— Sample and Test
— Placement Inspection
— Unir Weights
FILL MATERIAL:
— Acceptance Tests
Placement Inspection
— Fuld Density
STRUCTURAL WOOD:
— Shear Wall Nailing Inspection
— Inspection of Glu -lam Fab-
- Inspection of Truss )dist Fab.
ADDITIONAL INSTRUCTIONS OR OTHER TESTS — Sample and Test Compomnts
AND INSPECTIONS:
Form Completed by_
Tclrpbom No- —
Title=
Date: