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20070928154117.pdfo E� City of Edmonds 0 d PLAN REVIEW COMMENTS BUILDING DIVISION �sr ts9� (425) 771-0220 DATE: September 28, 2007 TO: Valerie Sargent FAX: 206-749-5005 FROM: Ann Bullis, Assistant Building Official RE: Plan Check it 2007-0686 Project: Point Edwards Building 10 Project Address: 50 Pine Street Below are combined review comments from myself and the City's Consultant. Please respond in writing to each item and include the location(s) of the changes to expedite the re -review. Please resubmit 3 sets of plans/documents and written comments to Marie Harrison, Senior Permit Coordinator. 1. Landscape plans are missing exterior stairway and ramp construction details, which must be cross referenced to the Callout plan as on previous buildings. Handrails are required on both sides of stairways/ramps with handrail extensions at top and bottom, and returned handrail ends. Also, include width, rise, run, landing size, 2. Show illuminated exit signage and emergency lighing at all required exits. 3. Show the proposed locations of the garage exhaust outlets and fresh air inlets for the garage ventilation system. 4. The architect that prepared/stamped the building enclosure plan must also submit a letter stating that "The undersigned has provided building enclosure documents that in my professional judgment are appropriate to satisfy the requirements of RCW 64.55.005 through 64.55.090. " 5. Special inspections are required for the Shoring, Grading and Foundation follows (please note that foundation special inspections are included since the foundation application is also currently under review): a. By the Geotechnical Engineer of Record i. Excavation, grading and site preparation ii. Shoring installation and monitoring iii. Soil bearing verification iv. Placement of fill and compaction V. Foundation drainage vi. Retaining wall construction, including drainage vii. General site monitoring viii. Final special inspection letter b. By WABO Certified Special Inspector or State Licensed Professional Engineer i. Special inspections noted on Sheet S1.1 ii. Welding and Concrete for Shoring installation iii. Final special inspection letter Complete the enclosed Special Inspection and Testing Agreements, have the owner, general contractor and special inspector sign the forms and return for Building Official approval prior to permit issuance. 6. General contractor must provide signed Contractor Responsibility Statement perm IBC 1705.3 prior to permit issuance. Given the issues noted in the consultant's comments below, additional comments will likely follow after the redesign. NONSTRUCTURAL COMMENTS General, Height and Area, and Site Comments 1. The "Deferred Submittal" list/A0.0 should reference Sheet S1.1 for additional submittals. For components and cladding design (roofing, siding, glazing), a wind speed-up coefficient, 1.4, should be stated. For roofing, equivalent wind speed should be given and is about 110 mph. 2. Taking all the weighted averages of the elevations around the building, I came up with the Grade Plane at approximately EI. 143.3 ft. This information should be on the plans as a line on the elevation views, and the building should be described as a "Four Stories above the Grade Plane" plus a Basement on the Project Description. 3. The justification of the building construction and area is not at all correct and the design as shown under "Project Data" and "Code Compliance" needs to be completely redone: a. The architect seems to want to comply with Section 508.2. To do so, the building should have had a complete Type I -A construction for the basement and the first story so that the lid above it completely separates both floors from the upper floors. As shown on Sheet A4.0, the concrete garages stop between lines B and C and the Type V-A (wood) construction wraps around it and is also below it. Therefore, it can not comply with intended exception. b. I tried to see if the building could qualify as a Type V-A throughout but it won't work because the garage is too large on the first and second stories and the allowable areas aren't large enough to justify it. The allowable areas of the garage would be based on a Base Floor area of 21,000 s.f. and the allowable area of the Apartments would be based on a Base Floor Area of 12,000 s.f. i. Since the building has more than'/ of its perimeter facing a street, there is an allowance of slightly less than 75% allowed because the southern clipped wall between Lines 1 — 3 and D — G is less than 20' for yards. Section 506.2 but that would only give a 74% increase, not 100% as the architect assumes. ii. An extra story can be claimed for the building for the sprinkler system throughout, but calculated allowable area applies for only 3 building levels, which have to be prorated over the four levels above grade. Section 506.3 iii. Section 506 would therefore allow 3.74 times the basic allowable areas above, or 78,500 s.f./floor for the garage and 44,480 s.f./floor for the R-2. 1. But there are four stories of Group R-1 for the building and therefore, only % x 44,480 = 33,660 s.f. per floor. Page 2 of 7 2. Since this is a mixed occupancy with fire separations between them, that means the first and second story would be the control. But for the first story (Level 2) the mixed ratio is (20,708 sf) � (78500 sf) + (26,526 sf) + (33,660 sf) = 1.053, and the building can't be built as desired. 4. Accessibility issues: a. The four "Type A" H.C. units have to be shared between the one-, two- and three- bedroom units. State Amended Section 1107.6. However, there are three 1 - bedroom units (A2HC, B2HC, and B5HC) and one 3 -bedroom unit (A3HC). One of the one -bedroom units has to be replaced with a two-bedroom unit. b. All five exterior ramped pathways from various levels as shown on Sheet L3.0 including the one to and from the sky bridge are accessible routes and need to be revised. This is because they all have portions that exceed a slope of 1:12, which is in violation of ANSI A117.1 Section 405 and needs to be revised. Section 1007.2 c. Note, however, Sheets A1.0 and A1.1 (except for the path on the East side) imply that the property is flat in those areas. There is a note on Sheet A1.1 to refer to the Civil drawings for intermediate contours so I am not sure which contours apply. d. The level 2 East side as shown on Sheets L1.0 and L3.0 exit seems to have two or three intermediate steps before it gets to the regular stairway, which isn't allowed . Sheet A1.1 shows steps but A2.1 doesn't show them; Sheets need coordination. e. The pathway below the Level 2 shown on those two sheets is also a second exit from the basement and needs to be accessible too but it has the same problem as the ones in 4.15 above — namely the path is too steep. But, it could be considered an area of evacuation assistance, if a level bump -out is provided. On the other hand it goes to a common use area for which the disabled should have equal access. Occupancy Comments 1. What is the use of the unidentified room at the bottom of Unit TH-3 L (A6.28)? 2. Smoke detectors. Section 907.2.10.1.2 a. Units B6, B27, E1, E2, TH-1 L (A6.24), and TH-1 U (A6/25) don't show detectors on one or each side of sleeping room doors and need to be so shown. b. Units R1 and R4 have two detectors shown in the bedrooms and one needs to be on the corridor side of the bedroom door. c. Unit R6 shows an extra detector in the bathroom and can be removed if they desire. 3. Unit E-1, Detail 11A6.11 doesn't seem complete and needs to be finished up. 4. Because this is a four-story building, manual fire alarms should be specified throughout the building, unless notification appliances will activate upon sprinkler flow and at least one alarm box is installed in a location approved by you and your fire marshal. Section 907.2.9, Exception 2 Construction Comments 1. All the concrete columns in the garage need protection for the concrete cover over steel Page 3 of 7 reinforcement from vehicle impact up to 5' above the floor. Section 714.4 2. Plans must state that multiple smoke alarms have to be interconnected. Sec. 907.10.3 3. Details for fire -barrier walls and openings: a. W101A8.0 is required to be a two-hour drywall and wood stud framework. However, it can't be designed by Section 721.6 because that method only provides for a one-hour wall system. That note should show particulars of a listed two-hour system. b. W111A8.0 needs to specify two layers of 5/" Type X on the Unit side (the sketch shows two, but the description states only one layer). c. The 32" door into the trash chute shown on Detail 5/A7.0 needs to be changed to a 1Y2 -hour fire assembly instead of a3/4 -hour, and 1'/2 -hour F.A. should also be specified in the opening protectives on Sheet 8.3. d. Note 6 for door pairs 210 and 215 into the trash rooms on Sheets A2.1 and A2.2 need to have self closing devices on both leaves with coordinator devices to have the astragal closing correctly - i.e., both leaves need "active" latches. Sec. 715.3.7.1 e. Stairway enclosure Doorways need to be 1 %2 -hr. assemblies. Table 715.3. f. The steel tube columns shown in 1 & 7/9.4 have very specific protection detailing by overlapping layers in a certain fashion. It should be illustrated rather than calling out code specific details as it is very doubtful the drywall workers will have a code. g. What do the designations C1, Q2a, T4 and so forth at light wells and some skylights over the 4'h Story refer to and where can this be found? h. Although lines A & A + 8'on 2/A4.0, 21A4.2 et al are offset, if wood is used, there will be stud wall shrinkage accumulated in that location that need to be calculated and mitigated. Section 2303.7 and WWPA's Dimensional Stability Technical Guide 4. If the garages and the adjacent apartments will be built out to be complete Type I -A basement and first story — See General Comment # 3 on page 2 — then bearing wood studs will need to be changed to steel studs and nonbearing wood studs will require fire - retardant treated wood within the assembly. Sections 603. 1, Items 1.1 and 2503.2.1. Of course, there would be nothing wrong with just using all noncombustible structural materials with protection where required. 5. On Sheet A2.2, Level 2 doorways C205 (for common path of egress travel) and C206 exit into a covered portion of the two-way garage driveway; It has to be classified as Group S- 2: a. Since the garage needs a one-hour separation from the apartments, Doorway C205 rather than C206 needs to be protected to 60 minutes. Table 302.3.2. The door schedule should be revised, although if they want to protect both doors, that's okay. b. Since the driveway slopes down towards the street at greater than 1:12, it needs to be revised for both exiting and accessibility reasons. Section 1010.2 and ANSI A117.1 Section 405. c. Also, an area of evacuation assistance should be provided on that driveway unless the driveway floor under the projecting construction above is sprinkled. Sec.1007.6 6. Elevator shafts shown on 11A7.2 require hoistway venting for Group R-2. Section 3004.1 Page 4 of 7 7. Glazing next to Unit JIA6.13 patio door needs impact glazing shown. Section 2406.3.6 Means of Egress Comments 1. Stairway # 2 has gate barriers to the upper and the lower stories as shown on Detail 31A7.3. However, there should only be the one to the lower stories provided because the one for the upper stories will block Doorway C411 to the intermediate landing of exterior doorway C412. Directional signs can point to that lower exit door at Level 4. Section 1019.1.7. 2. A similar issue occurs at Level 4 for the Stairway # 1 discharge to the exterior and the two barriers proposed at that level will also block exiting that will come from both above and below, so they should both be removed and the exit sign over the exterior doorway will be adequate to indicate the exit path. 3. But after leaving Doorway C403 it discharges to a patio without any discernable, defined, or unblocked pathway(s) from it to the upper parking lot — See Sheets L4.0 or A2.7 — and at least 50' away from the building. See Section 1003.6 and Exception to Section1023.6 4. All interior doorways into all the two stairways need to be changed to 1'/2 -hour doors and have the proper hardware called out as well. Section 715.3 5. Since this is a 4 -story building, one elevator has to be the used as an accessible means of emergency egress. Section 1007.2.1. That means it has to be accessible — Sections 1109.6 and 3001.3; have emergency power — Section 2702; and provide accessibility --- ANSI A117.1 (with State Building Code Council amendments). Therefore, a. Emergency standby power is required within 60 seconds of power failure and must be specified — IBC Sections 2702.2.5 and 3003.1.2; b. Larger cabs are required relative elevator door location — See A117.1 Figure 407.1; c. Door and signal timing has to be specified—A117.1 Section 407.3.4; d. Emergency communication capabilities are required — A117.1 Section 407.4.10. 6. Sheet A2.1, et al., for site stairways and ramp details. I only received the landscaping plans which don't show any of those details. If they are provided I could verify their details. Other issues: 1. The Energy Envelope Summary for the building appears to comply with the State Energy Code. However, the details of all the mechanical systems and the actual electrical fixtures will have to wait until the plans are provided. Also the lighting in the public areas will also have to be investigated for compliance with the energy budget of the Energy Code. 2. Since there will beat least a Turbo Vent piece of machinery on Section View 21A7.1, the roof in that location will need for means of disconnect and service receptacle within about 25' of that equipment. IMC Section 301.7 Page 5 of 7 STRUCTURAL COMMENTS Foundation and Concrete and Wood Framework Comments 1. The 15 psf ground Snow Load shown on Sheet S1.1 is not correct for the Puget Sound and should be changed to 25 psf. See SEAW's Snow Load Manual, which for Washington controls over ASCE 7. 2. The wind speed-up modifier, 1.4, for pressures should be shown in Wind Design notes. 3. The Geotechnical Reports under Soils and Foundations notes on Sheet S1.1 should also include the January 29, 2007 Addendum soils report for Building 10. 4. 1 wasn't able to find the slab on grade reinforcement on any of the relevant structural sheets. For instance, Section 12154.2 refers to the plans for these details but they don't apparently exist and should be provided. 5. How will uplift from the hold down on Detail 6154.2 be resisted with a cold joint between the wall and the slab and no apparent reinforcement connecting the two pieces? 6. Cross Section 9154.3 as called out on Sheet S2.2 but doesn't appear on Sheet S4.3 and needs to be provided to show how the shear walls work. 7. Column details: a. The offset column bars shown in Detail 6153.1 don't seem to comply with ACI 318- 02 Section 7.8. Specifically: i. It isn't clear how the ties resist 1-%2 times the horizontal component of the compression force in the inclined portion; ii. The ties don't seem to even be confining the offset bar itself and should be; iii. The spacing of the ties should be given to make it clear what is needed; and iv. How will the outer concrete edges of the column be protected against spalling from fire or from earthquake motion? b. The ties in Details 7 & 8153.1 should show the crossties with the 90° hook and 135° bend placed in alternate layers on the alternate side. ACI Section 21.8 c. It is difficult to see what level the footings under the columns shown on Sheet S2.2 are relative to the construction to the North and Northeast, even when I look at the A4.XX sheets. A cross section through those on Sheet S2.2 would be helpful to clarify it, or elevations of the bottom of the footings could help too. 8. Some of the patios on Levels 3 and 4 on Sheet L1.0 show planters and their weights need to be distributed to the courtyard slab and tabulated on Calculation Sheet A2. 9. 1 am not sure that the surface parking on the fill material shown to the left of Line G on the retaining walls on Sheet L4.0 was taken into account in the design. The engineer should review those areas. 10. How do the up to 10+ Rockeries shown on Calculation Sheet B-26 take lateral loads similar to the retaining walls? Page 6 of 7 Lateral Load Comments 1. The engineer took an R -value of 6 on calculation sheet A5. For the concrete diaphragms, it should be 5 - "special reinforced concrete shear walls". See IBC Sec. 1910.2.4 (mandatory) and Section 1910.5.1 (definition), which specifies ACI Section 21.1 for cross reference to details in Sections 21.2.2.3, 21.2.3 — 21.2.7, and 21.7. 2. The engineer also took the "base" of the building as the second story over the garages, but the concrete construction is mixed with wood construction in the entire outer 3 lower levels at one end and both edges of the building. See Elevation Views on Sheet A3.2 and Section Views on all the A4.xx sheets. A redesign is required for this condition too unless the design changes to have the entire lower three levels (by the IBC, they are a basement and first two stories) entirely of concrete. Section 1617.6.1.2 3. That mixing and tying together wood and concrete construction leads to the conclusion that the entire building has to be designed for an R -Factor of 5. ASCE 7 Section 9.5.2.2.2.1 4. Even if that is solved, IBC Section 1617.6.1.2 requires a distribution of the seismic forces above the base to the rigid lower portion using certain rules therein — I wasn't able to find where the engineer did this (assuming, of course, that the entire lower portions beyond the garages are changed from wood to concrete, a basic criteria before this method is used). 5. "Chord" reinforcement "drag struts" need to be shown on Sheets S2.2, S2.2A, S2.3 and S2.3A over the interior concrete shear walls lines similar to what is shown on S2.4 & S2.5. 6. How are these bars laid out especially near the stair openings? 7. Similarly, the plans need to show clearly how the diaphragms drag the lateral loads around the elevator openings in the concrete portions for all directions. 8. Stresses around the light well and stair openings in the wood portions of the building are large and extra reinforcement may be needed beyond that shown on 121S6.2 especially in the direction perpendicular to the floor or roof joists. Section 9.5.2.2.7 3. How are lateral loads dragged through the skewed diaphragm that forms a non -parallel system at lines A and G on Sheets S2.2 through S2.6A at the apexes between Lines 7 and 8 and 8 and 9? ASCE 7 Section 9.5.2.6.3.1, Table 9.5.2.3.2, # 5, and Section 9.5.2.6,4.1 4. Similar considerations are needed on the wood portions too. The calculations on Sheet F57 to F61 don't seem to take all these details into consideration. 5. Similarly, the clipped edges of the concrete portions of the garage on Sheets S2.3, S2.3A, S2.5, and S2.5A, in essence act as a skewed chord from the wall line on B+8', around the apex between Lines D and E to Line G and need to design for the stresses induced in each perpendicular West -Southwest, East -Southeast directions at that apex. 6. Even more interesting and perhaps more difficult to justify is how the chord will work in the North -Northeast, South -Southeast direction from Lines 1 to approximately 8. 7. The wood portions of the building have similar issues in these areas too 8. Cracked concrete has to be considered for post -installed bolts. Section 1913. Such anchors reportedly will be available before December 2007, so they should be specified as deferred submittals. If they are not available, the engineer can easily show cause why he or she can't provide for them. Page 7 of 7 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 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:\TEMPIBUILDING1SpeciallnspectionAgreernentlBe_doc 7144 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 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 Buildin 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. Ms/]ler 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 I have read and agree to comply with the terms and conditions of this agreement. Owner Special Inspector General Contractor City Building Official L_1TEMPIBUILDING1SpecialInspectionAgreernentIBC_doc 7/04 Date Date Date Date SPECIAL INSPECTION AND TESTING SCHEDULE P3ttliC3.rt' NAME BUp_t)IWG pErtMt1• N[r- M0JE4_7 ADDRESS AG114C'Y. - SMA -L ndSMCIM REINFORCED CONCRETE, GUNITE, GROUT AND MORTAR: STRUCTURAL MEL/WELDING: Cmoottr Gatsitt Groat Mortar Sample and Test (list specific member below) Aggregate Tests Sbop Material Identif-ication Reinforcing Tests ` Welding Inspection O Shop © Fuld Mix Designs — Uttrasotuc Inspection O ShoP O Field Rcinforring Placement — High-strength Boiling Batch Plant Inspection Inspa non O Shop O Field inspect Plac ngO A325 Cast Samples O Aa90 [IN O x O F Pick-up Samples — Metal Leek Welding Inspection Compression Tests — Reinforcing Steel Welding Inspm-tion ! — Metal Stud Welding Inspection PCASTR'RESTRESSEp CONCRETE: — Cortone Insert Wading Inspection Piks Post-Tcm Prr-Tens Cladding Aggrcgatc Tests FIREPROOFING: Reinforcing Tests — Placement lnspmion Tendon Tests — Density Tests Mix Desiens — Thickness Tests Reinforcing Placemcnr — Inspect Batching lnsm Placement concrete Batching INSULATING CONCRETE: Concrete Placement — Sample and Test Installation Inscpction _ Placement Inspection Cast Samples — Unit Weights Pick-up Sample Compression Tcsts FILL MATERIAL: MASONRY. — Acceptance Tests — Placement Inspection — Special Inspection Sucsses Used — fwld Density — Preliminary Acceptance Tests JMasomv Units_ Wall Prisms) ' — Subsequent Tests (Mater- Grout. Field Wall Prisms) STRUCTURAL WOOD: — Placement Inspection of Unit — Sheat Wall Flailing Inspection -__- Inspection of Glu -lam Fab- - Inspection of Truss Joist Fab_ ADDITIONAL INSTRUCTIONS OR OTHER TESTS — Sample and Test Compoocnu AND INSPECTIONS_ Form completed by- Titic: Tckphonc Flo_: Date: