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20080104131448.pdfo E� City of Edmonds PLAN REVIEW COMMENTS BUILDING DIVISION est. 109' (425) 771-0220 DATE: January 4, 2008 TO: Tony Shapiro tony@adshapiro.com FROM: Ann Bullis, Assistant Building Official RE: Plan Check # 2007-1219 Project: Valhalla Mixed Use — Foundation only Project Address: 23020 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. A general review of the basic architectural and site plans was done with this review for items that may affect the foundation or PT decks, such as building size, number of stories, general exiting, general accessibility, etc. A complete review of the architectural and site plans will be done with the main building permit review. It is highly recommended that the main building permit application be submitted as soon as possible so that a complete review can be done before the foundation permit is issued to help eliminate foundation/PT deck field changes. 1. As noted in my e-mail dated 10/22/07 and explained at the meeting of 10/5/07, full structural plans and calculations are required to be submitted for the foundation -only permit application. The submittal was incomplete, therefore a complete review could not be conducted. Provide full structural plans and calculations for review. 2. For temporary cuts that will take place on adjacent lots to accommodate the construction, the following must be provided: a. Separate grading permits are required for each lot if the grading is 50 cubic yards or more. Permit applications must be signed by the property owners, or if an agent is acting on behalf of a property owner, a letter must be submitted to the City signed by the property owner designating the agent to act on their behalf in the matter. b. Where grading on each adjacent lot is less than 50 cubic yards, a temporary construction easement must be submitted to the City for each affected lot, signed by the lot owner(s). 3. Provide a letter from the geotechnical engineer of record that they have reviewed the plans and they comply with the recommendations in their report from 7/10/2006, or provide addendum to report with additional recommendations. 4. Special inspections for the foundation -only permit are required for: Geotechnical Special Inspections: a. Excavation, grading and site preparation b. General site monitoring c. Subsurface drainage installation d. Soil bearing verification e. Placement of fill and compaction Structural Special Inspections: f. Structural inspections noted on Sheets S 1.1 and S 1.2 Complete the enclosed Special Inspection Agreements (one for each firm) have all parties sign them, and return for approval prior to permit issuance. 5. Sheet AO shows both VA and 1A types of construction in the same building with 1 -hour fire separations. Different types of construction must be separated with fire walls (IBC 602.1, 705). The only provision of the IBC that permits different types of construction to be separated horizontally for the occupancies proposed in this building is IBC 509.2 (see State amendment). Either change the type of construction for the entire building to VA and justify with allowable area and story calcs, or clearly show compliance with IBC 509.2 on the plans. Also, revise Sheet AO information accordingly. 6. Based on the fire separations noted on the plans, it appears you are designing to IBC 508.3.3 for separated uses. Mixed use ratio calculations must also be provided for the building. 7. Stair 1: a. Exit enclosures must exit directly to the outside or to an exit passageway (IBC 1020.1.1, 1018. 1), unless you are intending to use one of the exceptions to IBC 1024.1. Please revise/justify your design. b. The elevator would not be permitted to open into an exit passageway (IBC 1021.4). c. The stair enclosure and elevator shaft must be 2 hour rated since they penetrate 4 floors (IBC 1020.1 & 707.4) d. The fire rating of the stair enclosure must be maintained to the building exit whether it is designed as an exit passageway or a corridor. e. At the angled stair landing, the width of the stair must be provided at the landing with a radius (see enclosed copy from IBC Commentary). Dimension radius on the plans. 8. Stair 2: a. Clarify if P1 and P2 levels exit to one door as shown on the "partial south elevation' or if they exit to two separate doors (doors are labeled 107C and 208C). There is an exit path to the public street shown on A2.2 for Door 208C, but it is unclear how 107C exits to the public way. Sheet A2.2 also notes "egress from above" which also does not make sense. Please clarify. b. Label room 105. IBC 1020.1.1 states that only normally occupied spaces can open into an exit enclosure. 9. Elevator shaft near stair 2 must also be 2 hour fire rated 10. Trash chutes must also be 2 -hour fire rated. See IBC 707.13 for other trash chute and termination room requirements. 11. Clearly note all fire separations on the plans. 12. Since the 4th floor is divided into two areas connected with a bridge, each area must be provided with 2 exits. It does not appear that the exits for the south portion of the 4th floor are space a minimum of 1/3 the overall diagonal distance of the floor. 13. Show the location of the garage exhaust outlets. These openings must be planned for in the PT decks and foundation walls. 14. Deck from Unit 409 appears to extend into the required setback. Please clarify/revise. Page 2 of 3 15. Based on 40 units, 2 must be Type A and the remaining 38 must be Type B. 16. Required exits must be accessible (IBC 1007.1). Clearly show on the plans the accessible exits for each floor and the accessible route. Where areas of refuge, elevators, horizontal exits, or exterior areas of assisted rescue will be used (IBC 1007.2), clearly note on the plans. Where areas of refuge or areas of assisted rescue are used, provide occupant load of exit to determine number of required wheelchair spaces (IBC 1007.6.1). 17. On the site plan show the accessible route from the public way to the main building entrances, and exterior accessible path of travel for exits. Where areas of refuge, elevators, horizontal exits, or exterior areas of assisted rescue will be used (IBC 1007.2), clearly note on the plans. 18. Provide plumbing fixture calculations for the Community Room per WAC 51-50 Chapter 29. 19. On the site plan, the egress path to the public way from stair 3 cannot be obstructed (clarify near PUD transformer). 20. Justify that only one exit is required from the 3T1 floor exit court. 21. To avoid delay of underground plumbing installation, you may want to consider submitting the plumbing plans with the main building permit application so they can be reviewed concurrently. See additional comments from the City's consultant. Provide written responses to each comment and where changes can be found on the planslcalcs. Page 3 of 3 Eagle Eye Consulting Engineers, P.S. PO Box 523 Olalla, WA 98359 ° hoytjeter@centurytel.net 360 874 0562 Fax 360 874 0591 To: Marie Harrison 121 5th Ave. N Edmonds, WA 98020 Re: Valhalla Foundation and Shoring Review Only 23020 Edmonds Way Edmonds, WA 98020 Plan Review # 2007-1219 EECE # EDM 07-84 Plan review number 01 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 concrete portions and shoring requirements of this project. Please submit the framing plans for the floors above the concrete portions in order to check the concrete parts. I used the analysis submitted but without the framing directions there is know way to be sure the values are correct. The architectures drawinzs do not reflect this. 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. STRUCTURAL COMMENTS General 1. Please clearly specify where the 250 psf surcharge will be located on the SH2.1 plan sheet. It not clear based off the drawings submitted. 2. Engineer of Record (EOR), please provide details and analysis for the ecology retaining wall. This was not in the submitted documents at this time. IBC 1806 Page 2 of 4 Plan Review Number 01 EECE#: EDM 07-84 Valhalla Foundation 2007-1219 3. EOR, please submit manual for the spread sheets used. There is a note to use goal seek to set F equal 0. Please submit this on the response on how the values were determined to calculate the required beams and tie backs. 4. Concrete design analysis state per IBC 2003 and this is not the adopted code at this time. Please submit documentation that the analysis is equivalent to the IBC 2006 as adopted by the state of Washington. Sheet S 1.1 General Notes 5. Shop Drawings submittal: Please note that the shop drawings shall also be submitted to the building department for review after the design professional have reviewed for compliance. IBC 106.3.4.2 Sheet S1.2 Quality Assurance Plan No comment for this at this time Sheet S1.3 Loading Criteria No comment for this at this time Sheet S2.1 Level P1 Foundations 6. EOR, please specify the required footing along grid 11. (The only note is F11 typical but this will not work at this locations) 7. EOR, please specify the required footing along grid KG. 8. EOR, please specify the required footing along grid A between grid 11 and grid 10. 9. EOR, please specify the required footing west of grid 7 and along grid A.3. It is not clear what will be used at this location. There are other locations where it is not clear the required continuous footing is. (Also there are two different typical continuous footing with the note typical. One is F11 and the other is F12. Modify the drawings clearly to state which wall is to be used where.) Please modify accordingly. 10. EOR, the drawings specify two different elevations for the top of slab. Is the slab sloping or is there a step. Unless a step is used the concrete when poured will have to level and the thickness will have to vary. Please clarify on the drawings. 11. Foundations pian notes: Please complete the notes that reference to sheets. All that is noted is "REFER TO DRAWINGS SERIES S5.X or S3.X ......". More information is required in order to complete the review. Page 3 of 4 Plan Review Number 01 EECE#: EDM 07-84 Valhalla Foundation 2007-1219 Sheet S4.1 Footing and Concrete Column Schedule 12. Footing Schedule: EOR, the reinforcement specified for the F10 footing does not match the analysis submitted. The drawings are less conservative. Please modify accordingly. 13. Footing Schedule: EOR, please submit design for footing mark F9. This does not appear to be in the package submitted. 14. Footing Schedule: EOR please add to the drawing the required transverse reinforcement for the continuous footing as required per the analysis. Sheet S5.1 Foundations Details 15. Please submit the wall required dowel reinforcement. All that is noted is dowel to match the vertical but the vertical reinforcement is not specified. There is no way to check the dowel requirements with out the intonations. Please submit on the response. 16. Detail 9: EOR, please specify all perimeter footings on the foundations plan. Details state per schedule but not all walls footing type is specified clearly. For example footing along grid KG or the footing between grid K5 and K4. The only typical note is footing F11 but F 11 appears not to be able to support the required- design equireddesign loads. Please modify accordingly. Sheet S5.2 Concrete details 17. Detail 9: EOR, please clarify the detail X/X is located as referenced in this detail. 18. Detail 10: Please add detail XIX to the set as referenced. 19. Detail 11: Please provide sheet S5.3 as noted in this details. 20. Detail 1, 2, 3, 4, 5 AND 6.: Please add sheet XX as referenced. Sheet SH1.1 Shoring General Notes 21. EOR, please modify the general notes inspections to reference the city of Edmonds and the international building code and not the city of Seattle building code. This code is not adopted by the city of Edmonds. 22. EOR, please note what the critical stage of the construction shall be as noted in the monitoring constructions notes. The notes just state the deflections measuring shall be read prior to and during critical stage of constructions. Please note the critical stage that this is referenced. Page 4 of 4 PIan Review Number 01. EECE#: EDM 07-84 Valhalla Foundation 2007-1219 Sheet SHI.2 Shoring Diagram No comment for this sheet at this time. Sheet SH2.1 Shoring Plan 23. EOR, it appear the TH17 should be the not be less then TH18 size wide -flange pile. This pile is supporting force in two directions but the analysis only checks it in one directions. Submit analysis for this pile to account for surcharge force in both directions. 24. Please modify the MIXED USE Pile and Tieback schedule note 2 to also state to be review by the engineer of record and submitted to the building department for review. Sheet SH3.1 Elevations No comment for this sheet at this time. Sheet SH3.2 Elevations No comment for this sheet at this time. Sheet SH3.2 Elevations No comment for this sheet at this time. Sheet SH4.1 Details 25. EOR, please provide detail for the timber pile being installed at the corners. The steel pile is at angle and the wood lag beam will not be bearing completely on the flange of the pile. Submit analysis and details for these conditions. 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 Hoyt Jeter at (360) 874- 0562 between 8:00 a.m. and 5:00 p.m. LI- Hoyt Jeter, P.E. President PERMIT # CITY OF EDMONDS SPECIAL INSPECTION AND TESTING AGREEMENT PROJECT SITE ADDRESS: PROJECT 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 testinglinspection 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 (17042) ❑ Wood Construction (1704.6) ❑ Steel Construction (1704.3) ❑ Soils (1704.7) ❑ Concrete (1704.4) ❑ Bolts installed in Concrete (1704.13) ❑ S ecial Moment Resisting Concrete Frames (1704.4) ❑ 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) o Structural Observation (1709) ❑ Insulating Concrete Fill (1704.4) ❑ Spray 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) ❑ Exterior Insulation and Finish Systems (1704.12) © Designated Seismic Systems (1707.9) ❑ Mechanical Components (1707.8) ❑ Cold Formed Steel Framing {1707.4) ❑ Storage Racks (1707.6) ❑ Architectural Components (1707.7) ❑ Structural Wood (1707.3) o 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 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 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 (425-771-0220) 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.1Building\HANDOUT 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. Engineer 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:1Bui1dinglHANDOUT 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 Date General Contractor Company/Owner name (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 Stn Avenue North, City Hall Second Floor Edmonds, WA 98020 ACCEPTED BY CITY OF EDMONDS BUILDING DIVISION: Date City Official Signature Date Title: W:1Buiidin� gWANDOUT ICODESIFORMSISPECIAL INSPECTION AGREEMENT FORM.doc7107