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20071011095427.pdfa EDS City of Edmonds o PLAN REVIEW COMMENTS BUILDING DIVISION Fsc } g90 (425) 771-0220 DATE: October 11, 2007 TO: Valerie Sargent FAX: 206-749-5005 FROM: Ann Bullis, Assistant Building Official RE: Plan Check # 2007-0884 Project: Point Edwards Amenities Building #2 Project Address: 21 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. On A0.0 revised editions of codes those currently adopted. State amendments were effective 711/2007; 2006 IMC, IFGC, UPC, VIAQ, and WSEC; and 2005 NEC. 2. On A0.0 revise deferred submittals to be applicable to this project (an example of items not applicable, State Elevator, Steel Stairs, Structural Insulated Panels, Wood Tie -Down System, etc.). Remove pergola (gazebo) from this list as it will be a separate permit issued with the main building permit using the same set of plans. 3. On Sheet 4F, revise note referencing amenity property line to note that it is an "assumed" or "imaginary" property line so it is not mistaken for a real property line. 4. Per Ordinance 3663, rockeries are not permitted to retain fill and also cannot retain a surcharge. A redesign is required for an approved retaining wall system, designed and stamped by the structural engineer, including calculations. 5. A separate permit is required for the sport court List as a separate permit on A0.0, or remove sport court option from the plans. 6. A landing is required at the bottom of the stairway equal to the width of the stairway (not to exceed 48"), measured straight (not angled) in the direction of travel from the bottom stair. Revise L1.0.1, L1.2.1, L2.01, L2.03. 7. Handrails are required on both sides of the exit stairway from the pool deck with top and bottom extensions, and returned ends. Revise L1.0.1, L1.2.1, L2.01, L2.03. 8. Remove "Level 2" from Sheet A2.1 label to eliminate confusion and clarify that there is not roof deck or other usable area on the roof. 9. Provide dimensioned construction details (plan view and sections) of the new stairways at the sport court and just east of the sport court. 10. Note the slope and width of the exterior accessible route of travel from the parking stall and public sidewalk to the amenities building entrance, including the landing at the entrance door. 11. 2 exits required from pool deck area. Exits must be spaced apart 1/2 the overall diagonal of the pool deck area. Exit doors/gates must swing in the direction of travel, and must be provided with panic hardware. Provide illuminated exit signage at each exit door/gate and emergency lighting for the pool deck area. If you intend for one of the exits to pass through the building, half of the pool/pool deck occupant load must be accounted for in the building exiting system (2 exits would then be required from the building). You may want to consider adding a second exterior exit from the pool deck area near the accessible parking stall to avoid exiting issues from the building. Exits must also be accessible per IBC 1007.1. Also, note on the site plan that the gates are required exits. Revise detail of the pool deck exit gate showing that it meets IBC 1008. 1, such as for width, swing, side hinges, opening force, etc. and show panic hardware 12. On the site plan, please distinguish the line showing the pool enclosure fence from other solid black lines on the site plan, to show that it is continuous around the pool. 13. Will there be an exterior pool shower? If so, please show on the plans and show that it will be accessible. 14. On the site plan, show and label the canopies. 15. Revise accessible construction notes/details to delete references to Type A and Type B units (ICC/ANSI Chapter 10), and include applicable non-residential requirements, code references, and details. 16. 51A2.2 notes that the gas cooking grill will be propane, while 21/L2.02 notes that it will be natural gas. Please coordinate. If it will be propane, a permit is required for the tank. Show where it will be located on the site and landscape plans, including seismic anchoring details. 17. Note on the floor plan at the kitchen that a loop vent will be required at the island sink/dishwasher per UPC 909.0. 1 S. Submit Lighting Summary form for review. Form can be found on the following website htip://www.neec.net/resources/resources.html. 19. Revise Envelope Summary form to show R-10 for slabs on grade; Floors Over Unconditioned Space should be blank. 20. Provide construction details of the canopies and cross-reference on the plans where they apply. 21. Special inspections are required as follows: a. By the Geotechnical Engineer of Record i. Excavation, grading and site preparation ii. Soil bearing verification iii. Placement of fill and compaction iv. Foundation drainage v. Retaining wall construction, including drainage vi. General site monitoring vii. Final special inspection letter b. By WABO Certified Special Inspector or State Licensed Professional Engineer i. Special inspections noted on Sheet 51.1 ii. 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. 22. General contractor must provide signed Contractor Responsibility Statement perm IBC 1706 prior to permit issuance. 23. Approval from Snohomish County Health District is required for the swimming pool and spa, including enclosure barrier. Page 2 of 4 NONSTRUCTURAL Occupancy and Construction Comments 1. Omit 2. Omit 3. Omit 4. The type of Skylight glazing should be generally defined for Skylight/A2.1 because wire screening needs to be shown below the glass if heat strengthened or fully tempered glass is proposed. Section 2405.3 (or 2610.1 and 2610.2, if plastic is used). 5. Omit 6. Neither Architectural Section 11A4.0 nor Structural Details on Sheet S4.1 show the construction of and protection against deterioration of wood exposed in canopies shown on the Plan ViewIA2.1. In fact, the Plan ViewI32.1 doesn't show them at all. The wood used in them and for the posts have to be "naturally durable" heartwood of redwood or cedar (which aren't readily available) or pressure -preservative -treated. Note under "Wood Framing" on Sheet S1.2, pressure -preservative -treated is defined. Sections 2304.11.2.7 and 2304.11.5. 7. If Detail 4/A9.0 is associated with the missing roof canopies mentioned in Comment " 6 above, it should be referenced on the foundation or plan views and the wood needs to be justified as "naturally durable" or pressure -preservative -treated as indicated above. 8. Detail 91A9.0 doesn't completely comply with Section 1405.6.2 relative to wire ties required in the mortar mentioned at the end of that long paragraph for our Seismic Design Category D. The detail has to either show this in on the sketch, or better yet, have the paragraph reproduced on that Detail. Section 106.1.1 Means of Egress Comments 1. Hardware # FIA7.3 is a "Proxy Reader", which I assume is a "card key". Section 1008.1.3.4. Even if it controls those who come in, it has to be openable from the inside with only one turn of the lever for exiting and should be justified as such. Section 1008.1.8 2. Detail 21A9.0 is shown with the exterior patio/landing at 2" below the floor. But at doors A101 and A102, it needs to be no more than %2" at thresholds. Section 1008.1.6 Mechanical and Plumbing Code Comments 1. The floor and finish note on Sheet A2.0 for the showers is incomplete. The 6" return on the wall has to do with the floor, but the wall itself also needs to have tile or equivalent material extend to not less than 70" above the drain inlet. Section 1210.1 and 1210.3 2. According to state amended Section 2903.4.1, one drinking fountain should be in this building. However, Section 1109.5.1 requires two drinking fountains, one for people with wheelchairs and one for standing persons. Location and details should be shown. STRUCTURAL Quality Control Notes on Sheet S1.1 and General Comments Mechanical and adhesive anchors are in transition. (See Anchorage (2)IS1.2). The bolts now Page 3 of 4 have been tested to ACI Appendix D for cracked concrete. Section 1913. The only Mechanical Anchors that comply are a Hilti KWIK Bolt TZ and Simpson STRONG -BOLT. No chemical ones have been approved yet, but I understand it could be by year's end. The best way to handle it may be to not to specify any particular type of bolt but use the language of the information that I am enclosing. Le., such bolts have to meet the criteria contained in ICC ES Acceptance Criteria # 193 and/or # 308. Vertical Load and Foundation Comments 1. See Construction Comment # 7 concerning the need to design for a canopy on the front and back doors of this Building. 2. The Terra Associates, Inc. geotechnical Report and supplements complies with the minimum requirements of Section 1802.4 and 1802.6. They are made a part of this plan. Note that a number of critical details have to be approved by the geotechnical special inspector. Lateral Load Comments 1. Why isn't the sheathing boundary nailing called out over the Rim Joist in Section 11/54.1 to transfer the loading directly into the shear wall? Section 2305.2 2. How is the concrete wall shown on 2/S3.1 supported at the top for out -of -plane seismic motion? Page 4 of 4 o'i sbMo Fsr. 189 PERMIT # CITY OF EDMONDS SPECIAL INSPECTION AND TESTING AGREEMENT PROJECT SITE ADDRESS: PROTECT NAME: DATE: SPECIAL INSPECTION AGENCY *One form must be completed by each Special Inspection Agency or Inspector. SPECIAL INSPECTIONS REQUIRED: Special inspections are required for this project in accordance with IBC Chapter 17 or in accordance with IRC R109.2 as applicable. IBC Section 1704.1 requires the owner or the registered design professional in charge to employ an independent testing/inspection agency/special inspector to perform required special inspections. The independent agency hired to perform the duties of special inspection is required to be a registered agency with WABO under the Special Inspection Registration Program (SIRP). The special inspector shall be a qualified person with competence for inspection of the particular type of construction or operation requiring special inspection (SOQ may be required by the Building Official). The owner, registered professional, contractor and special inspector/agency shall complete the attached form and submit directly to the Building Division. WORK REQURING SPECIAL INSPECTION: Special inspections will be required for the following categories of work in accordance with IBC Chapter 17 and IRC R109.2: FOR SPECIFIC INFORMATION REGARDING REQUIRED SPECIAL INSPECTIONS SEE THE STATEMENT OF SPECIAL INSPECTION ❑ATTACHED []APPROVED PLAN SHEET ❑ Fabrication (1704.2) ❑ Wood Construction (1704.6) ❑ Steel Construction (1704.3) ❑ SoiIs (1704.7) ❑ Concrete (1704.4) ❑ Bolts installed in Concrete (1704.13) ❑ Special Moment Resisting Concrete Frames (1701.4) ❑ Reinforcing Steel, Prestressing Steel Tendons (1704.4) ❑ Structural Welding (1704.3. 1) ❑ High Strength Bolting (1704.3.3) ❑ Masonry (1704.5) ❑ Reinforced Gypsum Concrete (1704.4) ❑ Structural Masonry for Seismic Resistance (1708.1) ❑ Structural Observation (1709) ❑ Insulating Concrete Fill (1704.4) ❑ S ray Applied Fire -Resistive Materials (1704.10) ❑ Piling, Drilled Piers, and Caissons (1704.8, 1704.9) ❑ Shotcrete (1704.4) © Pier Foundations (1707.5) ❑ Structural Steel (1707.2) ❑ Grading, Excavation, Fill, Proof Rolling,(1704.7) ❑ Smoke -Control Systems (1704.14) ri Exterior Insulation and Finish Systems (1704.12) ❑ Designated Seismic Systems (1707.9) ❑ Mechanical Components (1707.8) Li Cold Formed Steel Framing (1707.4) ❑ Stora e.Racks (1707.6) ❑ Architectural Com onents (1707.7) ❑ Structural Wood (1707.3) ❑ Special Cases (1704.13) ❑ Seismic Isolation System (1707.10) ❑ ❑ Mastic, Intumescent Fire Resistant Coatings (1704.11) ❑ ❑ High Load Diaphragms (1704.6. 1) ❑ BEFORE A PERMIT CAN BE ISSUED: The owner and contractor and special inspector shall complete this agreement and the attached Special Inspection Information Form, including the required acknowledgements and return to the Building Division for approval prior to permit issuance. W:1BuildinglHANDOUT ICODESIFORMSISPECIAL INSPECTION AGREEMENT FORM.doc7/07 APPROVAL OF SPECIAL INSPECTORS: Each special inspector shall be approved by the Building Official prior to performing any duties or inspections. The company performing inspections must be WABO certified as well as the individual completing inspections. When required by the Building Official, each special inspector shall submit Statement of Qualifications to the City for review. Special inspectors shall display identification when performing special inspections on the project site. Special inspection and testing shall meet the minimum requirements of IBC Chapter 17 and the following: A. Duties and Responsibilities of the Special In 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 are permitted only as specifically noted in the approved project plans in accordance with IBC Chapter 17, and as approved by the Building Official. Continuous Inspection means the same inspector is on site day to day to observe the work requiring special inspection. Periodic Inspection means some inspections may be performed on a periodic basis to satisfy the requirements of continuous inspection, provided these periodic inspections are performed as outlined in the project plans and specifications, and approved by the Building Official. 2. REPORT NONCONFORMING 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 by telephone at (425-771.-0224) or in person at City Hall, 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 of record. 3. DAILY REPORTS KEPT ON SITE WITH CONTRACTOR Each special inspector shall complete and sign a daily report for each day's inspections. The daily reports shall remain at the jobsite with the contractor for review by the City Building Inspector. 4. WEEKLY REPORTS TO CITY 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 and date of daily inspections and tests made with applicable locations • List of all non -conforming items and locations • Report on status of non -conforming items (how each was resolved or unresolved) • Field changes authorized by the Architect, Engineer or City Inspector if not included in non-conformance items. W:1Bui1dinglHANDOUT ICODESIFORMSISPECIAL INSPECTION AGREEMENT FORM.doC7/07 5,, FINAL CONSTRUCTION REPORT The special inspector or inspection agency shall submit a final signed report or Certificate of Compliance to the City stating that all items requiring special inspection and testing were fulfilled and reported. And, to the best of 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, unresolved items or any discrepancies in inspection coverage (i.e., missed inspections, periodic inspection when continuous inspections were required, etc.) shall be specifically addressed in this report. B. Contractor Responsibilities 1. NOTIFY THE SPECIAL INSPECTOR OF ALL REQUIRED SPECIAL INSPECTIONS 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 Special Inspection Information Form 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. All work requiring special inspection must be approved prior to concealing or covering said work. 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 Division Responsibilities 1. APPROVE SPECIAL INSPECTION The Building Division shall approve all Special Inspectors and special inspection requirements. 2. MONITOR SPECIAL INSPECTIONS AND APPROVE WEEKLY REPORTS Work requiring special inspection and the performance of special inspectors shall be monitored by the City Building Inspector. Building Inspector 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 by the City. D. Owner Responsibilities 1. The project owner or the engineer or architect of record acting as the owner's agent shall fund special inspection services. E. Enzineer or Architect of Record Responsibilities 1. Prepare Statement of Special Inspections in accordance with IBC Section 1705. 2. Review the special inspection reports and provide corrective action for work that may not conform to the approved plans. W:1Bui1dinglHAND0UT ICODESIFORMSISPECIAL INSPECTION AGREEMENT FORM.doc7/07 ACKNOWLEDGEMENTS I have read and agree to comply with the terms and conditions of this agreement. Owner name (please print or type) Signature, General Contractor Company/Owner name Date (please print or type) Signature Date Special Inspector/Agency name (please print or type) Signature Date Architect/Engineer of Record name (please print or type) Signature Return the original signed agreement to the Building Division City of Edmonds Building Division 121 5th Avenue North, City Hall Second Floor Edmonds, WA 98020 Date ACCEPTED BY CITY OF EDMONDS BUILDING DIVISION: City Official Signature Date Title: W:IBuilding\HANDOUT IC0DES\F0RMSISPECIAL INSPECTION AGREEMENT FORM.doc7/07 SPECIAL INSPECTION AND TESTING SCHEDULE PROJECT NAME PROJECT ADDRESS REINFORCED CONCRETE, GUNITE, GROUT AND MORTOR: rnnnmfa Allnita nmilt Mnrtnr PRECASTIPRESTRESSED CONCRETE: Piles Post -Tens Pre -Tens Cladding Aggregate Tests Reinforcing Tests Tendon Tests Mix Designs Reinforcing Placement Insert Placement Concrete Batchin Concrete Placement Installation Inspection Cast Samples Pick-up Samples Compression Tests MASONRY: Special Inspection Stresses Used Preliminary Acceptance Tests (Masonry Units, Wall Prisms) Subsequent Tests (Mortar, Grout, Field Wall Prisms) Placement Inspection of Units FOUNDATION WORK: Soil Bearing Verification Subsurface Drainage Installation Foundation Drainage Installation Temporary Erosion Control Installation BUILDING PERMIT NO. TESTING/INSPECTION AGENCY or SPECIAL INSPECTOR STRUCTURAL STEELIWELDING: Sample and Test (list specific members below) Shop Material Identification Welding Inspection ❑ Shop © Field Ultrasonic Inspection 11 Shop © Field High -Strength Bolting ❑ Shop © Field Inspection © A325 ON ©X OF ❑ A490 Metal Deck Welding Reinforcing Steel Welding Inspection Metal Stud Welding Inspection Concrete Insert Welding Inspection FIREPROOFING: _ Placement Inspection Density Tests Thickness Tests Inspect Batching INSULATING CONCRETE: _ Sample and Test Placement Inspection Unit Weights FILL MATERIAL: _ Acceptance Tests Placement Inspection _ Field Density (Compaction) Proof Rolling Final Site Grading STRUCTURAL WOOD: Shear Wall bailing Inspection _ Inspection of Glu -lam Fab. _ Inspection of Truss Joist Fab. Sample and Test Components MISC: Final Geotechnical Report Winterization Measures W:1Bui1dinglHANDOUT ICODESIFORMSISPECIAL INSPECTION AGREEMENT FORM.doc7/07 Aggregate Tests Reinforcing Tests Mix Designs Reinforcing Placement Batch Plant Inspection Inspect Placing Cast Samples Pick-up Samples Compression Tests PRECASTIPRESTRESSED CONCRETE: Piles Post -Tens Pre -Tens Cladding Aggregate Tests Reinforcing Tests Tendon Tests Mix Designs Reinforcing Placement Insert Placement Concrete Batchin Concrete Placement Installation Inspection Cast Samples Pick-up Samples Compression Tests MASONRY: Special Inspection Stresses Used Preliminary Acceptance Tests (Masonry Units, Wall Prisms) Subsequent Tests (Mortar, Grout, Field Wall Prisms) Placement Inspection of Units FOUNDATION WORK: Soil Bearing Verification Subsurface Drainage Installation Foundation Drainage Installation Temporary Erosion Control Installation BUILDING PERMIT NO. TESTING/INSPECTION AGENCY or SPECIAL INSPECTOR STRUCTURAL STEELIWELDING: Sample and Test (list specific members below) Shop Material Identification Welding Inspection ❑ Shop © Field Ultrasonic Inspection 11 Shop © Field High -Strength Bolting ❑ Shop © Field Inspection © A325 ON ©X OF ❑ A490 Metal Deck Welding Reinforcing Steel Welding Inspection Metal Stud Welding Inspection Concrete Insert Welding Inspection FIREPROOFING: _ Placement Inspection Density Tests Thickness Tests Inspect Batching INSULATING CONCRETE: _ Sample and Test Placement Inspection Unit Weights FILL MATERIAL: _ Acceptance Tests Placement Inspection _ Field Density (Compaction) Proof Rolling Final Site Grading STRUCTURAL WOOD: Shear Wall bailing Inspection _ Inspection of Glu -lam Fab. _ Inspection of Truss Joist Fab. Sample and Test Components MISC: Final Geotechnical Report Winterization Measures W:1Bui1dinglHANDOUT ICODESIFORMSISPECIAL INSPECTION AGREEMENT FORM.doc7/07 Additional Instructions on Other Tests and Inspections: W:1Bcildingl14ANDOUT ICODESIFORMSISPECIAL INSPECTION AGREEMENT FORM.doc7107