20071218133150.pdf�V EDo City of Edmonds
PLAN REVIEW COMMENTS
z
BUILDING DIVISION
(425) 771-0220
DATE: December 18, 2007
TO: George Ostrow
Velocipede
FAX: 206-529-0259
FROM: Ann Bullis, Assistant Building Official
RE: Plan Check # 2007-1181
Project: PCC Market — Shell Core
Project Address: 9803 Edmonds Way
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 resubmit to Marie Harrison, Permit Coordinator.
1. A shell/core building must meet minimum fire, life -safety, sanitation and ventilation codes.
Please provide the following information on the plans:
a. Show locations emergency lighting and illuminated exit signage, including method
of power backup.
.b. Provide plumbing fixture calculations per WAC 51-50 Chapter 29 for minimum
restrooms.
c. Provide plumbing plans (see enclosed handout) — this can be a deferred submittal for
the shell/core items.
d. See Fire Marshal comments regarding fire sprinkler and fire alarm requirements.
e. Provide mechanical/HVAC plans (see enclosed handout), including State forms
(forms can be found on hM2://www.neec.net/resources/_resources.html). Mechanical
can be deferred submittal for the shell/core items.
2. List all deferred submittals/separate permit on the coversheet of the plans. Common deferred
items to accommodate the shell/core permit only are plumbing, mechanical, fire sprinkler, fire
alarm, State Electrical, Structural shop drawings.
3. On the coversheet, note the addition floor area.
4. Provide a statement on the coversheet of the plans as to how the alterations to the building
comply with minimum Energy Code requirements of WSEC 1332.
5. Dimension the accessible parking stalls, including width, length, and striped access aisle. Show
the location and detail of the accessible parking sign. Where the accessible path of travel
crosses or is within a drive aisle, provide a crosswalk from the access aisle(s) to the building
entrance.
6. Provide details of the accessible curb ramps.
7. Show the accessible path of travel from the public sidewalk to the building entrance. Provide a
painted crosswalk where it crosses drive aisles.
8. On the site plan, note the type of fuel for the future generator. If there will be a storage tank
(such as for propane or diesel) show the location. Please be aware that minimum distances to
property lines as well as structures must be maintained for the future generator.
9. Clarify 17/A5.9 to show that 42" high guards (in addition to the handrails) will be provided on
each side of the mezzanine stairway and landing to protect falls greater than 30". IBC 1013
10. The mezzanines, either walls or complying guards need to be provided with the shell/core plans
to protect falls greater than 30". Revise note on mezzanine plans accordingly. IBC 1013
11. Dimension width of corridor with doors in the open position to show that the doors will not
reduce the required width to less than I/2. IBC 1005.2
12. Cross-reference the mezzanine floor plans on the main floor plan.
13. Provide code justification for spaces enclosed with walls where only one means of egress is
provided from the mezzanine. 1BC 505.4
14. Provide listed and tested 1 -hour wall assembly for corridor wall (such as from Fire Resistance
Design Manual, UL, IBC Chapter 7 Tables, etc.). Note the requirements of the assembly on the
applicable details.
15. The four required exits must be provided and be useable as part of the shell/core. The
construction of the corridor wall without the "future" corridor doors will not allow the southeast
and northeast exits to be used. Please revise/clarify.
16. Provide notes on door schedule that power operated doors will meet the requirements of IBC
1008.1.3.2.
17. Special inspections are required for all items noted on Sheet S L L Complete the enclosed
Special Inspection and Testing Agreement; have all parties sign the form and return for approval
prior to permit issuance. One form is required for each special inspection firm.
18. Provide a written statement of Contractor Responsibility per IBC 1706, signed by the General
Contractor for the project and submit prior to permit issuance.
See attached structural comments from the City's consulant. Please provide written responses to
each comment and where changes can be found on the plans
Page 2 of 2
Eagle Eye Consulting Engineers, P.S.
PO Box 523
Qlalla, WA 98359 ,
hoytjeter@centurytel.net
360 874 0562
Fax 360 874 0591
To: Marie Harrison
121 5th Ave N
Edmonds, WA 98020
Re: PCC Market Remodel
9803 Edmonds Way
Edmonds, WA 98020
Plan Review # 2007-1182 EECE # EDM 07.83
Plan review number 01
Structure
Occupancy
Type Of
Constructions
Stated Area
S.F.
Main Floor
M
III -B
34160
Additions Main Floor
M
III -B
905
Mezzanines
M
III -B
369
Total
35434
Sprinklers 13
Yes
The above referenced project is in the process of plan review for compliance with
Edmonds ordinances and applicable codes. 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 Structural requirements 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.
Page 2 of 4
Plan Review Number 01
EECE#: EDM 07-83
PCC Market
STRUCTURAL COMMENTS
General:
1. Engineer of Record (FOR), the frame top connections state the connections are
NO good. Please modify accordingly. ( Also see comment on sheet S5.1) IBC
106.1.1
Sheet S 1.2: General Notes
No comment for this sheet at this time
Sheet S2.1: Foundation Plan.
2. FOR, the new south mezzanine appears not to the show any vertical lateral
resistance. Please provide analysis how the diaphragm's horizontal lateral loads are
being resisted. ASCE 12.10
3. EOR, please provide analysis for the detail 161 S6.1 to support the design loads.
This is required to resist a force of 3.2 kips. ACI 530.1 2.1.4.2.3
Sheet S2.2: Roof Framing Plan
4. FOR, please provide a detail for the connection of the 6-314X24 Glu -lam beam to
the supporting structures. Nothing is specified at this time. ( I assumed the detail to
use is 15 on sheet S6.3 but it is not clear if this is correct) Also note HU216 is not
wide enough to except the 6-3/4 width beam) IBC 106. 1.1
5. FOR, please specify the required connection of the 6-314X18 Glu -lam beams to the
exterior wall along grid line F.9. Without know the existing ledger connections to
the wall there was no way to check the connections for a reactions of 3.2 kips.
6. FOR, please add the requirement for the sub diaphragm nailing on the drawing.
Analysis required nailing to be 4" O/C and 3X member used. Also, the diaphragm
is required to be blocked in that region. Please add this information to the
drawings. IBC 106.1.1
Sheet S2.3: Canopy Framing Plan
7. FOR, please add the 4" OIC required nail spacing and note blocked diaphragm is
required for the canopy framing as per the analysis. All I was able to find was the
typical nailing noted in the general notes which does not match this.
Page 3 of 4
Plan Review Number 41
EECE#: EDM 07-83
PCC Market
Sheet 53.1: Foundation Plan
No comment for this sheet at this time
Sheet 55.1: Braced Frame Elevations
8. Detail 10: EOR please specify the required gusset plate size. Nothing is specified at
this time. IBC 16049
9. Detail 10: EOR, please clarify the length of the kerf and weld required for the
brace. Nothing is specified at this time. ( I assumed it is per 13 on this sheet but it
is not clear)
Sheet 56.1: Framing Details
10. Detail 9 and Detail 16: EOR, please provide analysis for the connection to the
exiting CMU wall.
11. Detail 9: EOR, please provide analysis for this connection and add pertaining
information to complete the load path. For example, what is the weld required for
the kerf plate to the back plate. Analysis should be submitted for this connection to
show it will be able to transfer the required design force and the pertinent
information added to complete the connections.
Sheet 56.2: Framing Details
12. Detail 13: EOR, please clarify what the base connection of the "EX COL. PER
PLAN" to the new beam. It is not clear what the connections will be at these
locations.
Sheet 56.3: Framing Details
No comment for this sheet at this time.
Sheet 56.4: Sign, Fascia, Banner Framing
13. Detail 20: EOR, please provide analysis for the steel beam being load not at the
center. It appears based off the detail torsions should be addressed for this beam.
Please submit analysis or justify not required.
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,
Page 4 of 4
Plan Review Number 01
EECE#: EDM 07-83
PCC Market
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 Hoyt Jeter at
(360) 874-0562 between 8:00 a.m. and 5:00 p.m.
By:
Hoyt Jeter, P.E.
President