20080205130601.pdfov EDO City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
Fsr. 189n (425) 771-0220
DATE: February 4, 2008
TO: Thomas Thompson, AIA
FAX: 360-629-5435
FROM: Ann Bullis, Assistant Building Official
RE: Plan Check # 2007-1258
Project: New Retail Building (Shell -Core Only) — Building A
Project Address: 23334 Highway 99
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 Theresa Umbaugh, Permit Coordinator.
1. Description of work on the permit application notes this building is for retail, office, or
restaurant use, which are all three different occupancy classifications. Each building or space
within each building must have only one occupancy classification (in this case A2 or M or B). If
you wish to design the building for the most restrictive code requirements for each occupancy to
minimize changes that would be required for future Change of Occupancy permits, clearly show
this on the plans, however plans will only be reviewed for minimum code compliance to the
occupancy classification for the building or space.
2. Revise occupancy classification throughout plans to coordinate item 1 above.
3. If the building will be an A2 occupancy, an automatic sprinkler system is required in accordance
with Standard NFPA-13. IBC 903.2.1.2
4. On Sheet T-0.1 under Building Areas, clarify what is meant by net sf For Building A the net sf
exceeds the gross sf.
5. Revise address on plan sheets to 23334 Highway 99.
6. The floor plan shows no demising wall between Suite A and Suite B. Remove second suite
designation or show location of wall. Caution on location of demising walls creating possible
code issues for future tenant improvements for required number of exits (IBC/WAC 1019. 1),
and minimum number of restrooms per WAC 51-50 Chapter 29. Separate male and female
restrooms are required except as noted in WAC 51-50 2902.3.1 exception. For example, if a
demising wall was placed at grid 3, Suite 1 could not be an A2 restaurant with only one unisex
restroom.
7. Provide occupant load calculations for the each occupancy and the total building based on item 1
above.
8. Provide restroom calculations on the plans per WAC 51-50 Chapter 29. The minimum number
of restrooms required must be provided and fully operational (additional restrooms can be
roughed in for completion during the tenant improvements). Revise notes on floor plan.
9. Show location of required drinking fountains per WAC 51-50-2.903.4.
10. Specify method of power backup for illuminated exit signs and emergency lighting.
11. Provide copy of survey for the site (stamped and signed by a Licensed Land Surveyor).
12. Site plan:
a. Clearly distinguish the property line from other lines on the plan.
b. Dimension the distance between buildings.
c. The font size of some of the dimensions and words are too small to read. Please
increase so they can be read easily.
d. Provide dimensioned site specific construction details and cross sections of the
accessible ramps, including width, length, landings, handrails, etc. Ramps exceeding
1:20 slope must have handrails on both sides. See ICC/ANSI Al 17.1 section 405 for
ramp requirements. Cross reference the details on the site plan.
e. Provide dimensioned site specific construction details and cross sections of the
stairways, including rise, run, width, landings, handrails (both sides) with extensions,
nosing, etc. See IBC 1009 and ICC/ANSI Al 17.1 section 504. Cross reference the
details on the site plan.
f. Provide dimensioned accessible parking stall detail, including width and length of
stall, width and length of striped access aisle, sign at head of stall including height of
sign, etc. Cross reference the details on the site plan.
g. Provide a curb ramp for the accessible parking stalls for this building, or provide a
striped cross walk (44" wide) connecting the access aisle to the nearby curb ramp.
h. Provide a detail of the curb ramp. Cross reference the detail on the site plan.
i. Show and dimension trellises.
13. Provide Non -Residential Energy Code compliance forms. These forms are available on the
following website: http://www.neec.net/documents. If using prescriptive compliance, at
minimum the Envelope Summary form and Lighting Summary form must be submitted with
your application.
14. Provide window schedule and door schedule showing U -value requirements (coordinate with
energy calculations). Specify all insulation values on the plans.
15. Note size of doors on the floor plan.
16. Coordinate detail references with actual labels, for example detail5/A-3.OA references a detail
on Sheet A4.OB which does not exist.
17. On Sheet A-1.1 A, show the location of the accessible signage on the latch side of the door,
height of signage/Braille, etc. per ICC/ANSI Al 17.1 section 703, also revise restroom notes.
18. Clarify which doors you intend to be the main entrance door to each suite and revise hardware
notes on Sheet A -1.1A to meet IBC 1008.1.8.3.
19. Clearly note on the plans which windows/doors require safety glazing. IBC 2406.3
20. Some dimensions and words on the plans are too small to read. Please increase font size.
21. On the roof plan, section and elevation views, show the location of the proposed HVAC units,
which will be a separate permit.
22. Provide structural calculations and details for the proposed site retaining wall, and cross
reference on the site and civil plans where they apply.
23. Provide a temporary shoring plan, including structural calculations stamped, as well as a written
sequence of construction coordinating the shoring, grading, retaining wall construction,
manholes, sewer line construction, backfill, etc. If work will take place on adjacent private
property, provide a construction easement.
Page 2 of 5
24. Provide a letter from the geotechnical engineer of record that he has reviewed the temporary
showing plan and sequencing, and finds it consistent with the geotech report for the project, or
has additional comments.
25. Provide detail for stucco including lath attachment, weep screed, distance above paved and earth
areas, etc.
26. Provide masonry veneer construction detail per IBC 1405.5.
27. Provide construction detail for wood trellises (note 7 on A-1.IA)
28. Provide construction details showing weather protection, exterior coverings (including where
finishes change), weather barriers, flashing, etc. as required in IBC Chapters 14 and 15.
29. On the coversheet, revised general note #4 to be applicable to this project.
30. Provide general interior finish requirements for flame spread and smoke development per IBC
Chapter 8.
31. Special inspections are required for this project as follows:
a. By the Geotechnical Engineer:
i. Excavation, grading and soil preparation
ii. Shoring installation and monitoring
iii. Soil bearing verification
iv. Placement of fill and compaction
v. Footing and retaining wall drainage
vi. Retaining wall backfill
b. By WABO Certified Special Inspector(s)
i. Concrete construction: Rebar placement, placement of concrete anchors,
design mix, placement of concrete, curing/temperature.
ii. Adhesive anchors and expansion bolt installation
iii. Wood framing: Shearwall nailing, floor/roof diaphragm nailing; nailing,
bolting, dragstrut and holdown installation.
iv. Retaining wall construction, including concrete, rebar, design mix and
curing/temperature
Complete the enclosed Special Inspection and Testing Agreement (one for each building). Have
all parties sign the agreement and return for Building Official approval prior to permit issuance.
One agreement is required for each special inspection firm.
32. General contractor must provide signed Contractor Responsibility Statement per IBC 1706 prior
to permit issuance.
City Consultant Comments
ORDINANCE COMMENTS
General
1. Omit
2. Please note NFPA sprinkler system is required for this building. The occupancy A-2
includes nightclub and all night clubs are required to be sprinkler per state of Washington
amendments to the IBC. Since the decision is to include the occupancy of A-2 then
sprinklers must be specified for this building regardless of the area. WSA IBC 903.1.6
3. Please provide a window schedule for this project showing the code requirements. For
example the required tempered glazing locations, the energy requirements, etc.
Page 3 of 5
4. When occupant's loads exceed 30 a drinking fountain shall be installed. Please specify the
required drinking fountain for this project. WSA 2903.4.1
5. Omit
6. Please add to the drawings a mean of egress requirements as required per IBC 106.1.2. This
clearly states the construction documents shall designate the number of occupants to be
accommodated on every floor and in all rooms. Including the path of travel which should be
the longest path possible. Typically this is from the remote most area then traveling along
the wall until you reach the required exit. This has not been provided on the drawing at this
time. IBC 1014.3 and 113 1016
Sheet A -1.0A: Site Plan
7. Please add to the drawing the required ADA access to the building. What is the slope of the
walkway, the width, etc? Please add the information to the drawings. IBC 1004.2 (The only
place noted is at the street that species ramp up 1 to 12.)
8. Please dimension and label the parking access aisle requirements on the drawings. For
example the required width. The required length ( which should be the whole length of the
parking space served) ANSI A117.1 503.3, ANSI 502.4
9. The code requires that for every 6 or fractions of 6 parking spaces there shall be Van
Accessible spaces. Please label the Van Accessible space for building A requirements. IBC
1106.5
10. Please specify the require ADA parking sign locations on the drawings.
Sheet A -1.1A: Floor Plan
11. Detail 2. Architect of Record (AOR), there are numbers called out in the detail that do not
correspond to the toilet room notes. For example note 20. Please clarify on the response
what this stands for.
Sheet A -1.3A: Roof Plan
12. AOR, please provide detail for the Scuppers and down spouts. All that is noted is as per
detail. Please add this information on the drawings. Overflow drains must be separate from
roof drains. Scuppers are not permitted to flow onto walkways. IBC 1503.4
Sheet A-3.OA: Elevations
13. AOR, please provide flashing detail for the intersection of the roof and the exterior wall.
IBC 1503.1
Sheet A-4.OA: Section
14. AOR, please clarify how the conceal space in the roof will be vented and justify with
analysis. IBC 1203.2
STRUCTURAL COMMENTS
Page 4 of 5
General
15. Engineer of Record (EOR), the height of the stud wall design used 147" but the section
through the building show the wall 16' to top of roof deck on the Roof Plan Sheet A1.3A.
Sheet S3.3 specifies the king and jack studs at the opening but not the intermediate studs.
Please add this to the drawings with supporting analysis.
Sheet S 1.1: General & Structural Notes:
No comment for this sheet at this time
Sheet S2.1: Foundation & Roof Plans
16, Plan Key note 22: Please add Sheet S3.4 and detail 10 as referenced. This was not in the set.
17. EOR, please modify the note 4 to state 16" TJL 65 to be spaced 12" O/C as per the analysis
submitted. Drawings state 16"TJL 65 to be spaced at 24" OIC which does not support the
design loads.
Sheet S3.2: Details
18. Detail 11: EOR, please provide analysis for the cantilever studs above the roof. This is a
parapet and required to have the wind forces applied not only in plane but out of plane.
Please submit analysis to not only justify the 2X6 but also the required connection to resist
this force. ASCE 6.4.2.2 ASCE 6.5.12.4.4
19. Detail 6: EOR, it appears the lateral forces will exceed the 150 plf and toe nailing can not be
used to transfer more than 150 plf. Please modify accordingly. IBC 23 05.1.4
Sheet S3.3: Details
20. Detail A: EOR, please specify the size and spacing of the intermediated studs.
Sheet C4: Detention Plan
21. Please provide analysis for the new Detention Vault.
22. EOR, please specify the required concrete thickness and reinforcement required including
analysis to justify.
ENERGY COMMENTS
General
23. Please provide energy calculation for this structure in complains with the state energy code.
WSEC 101.2
Page 5 of 5
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PERMIT 4
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 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 Rt09.2: 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)
❑ Soils (1704.7)
❑ Concrete (1704.4)
❑ Bolts installed in Concrete (1704.13)
❑ Special 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 Masomy for Seismic Resistance (1708.1)
❑ Structural Observation (1709)
❑ Insulating Concrete Fill (1704.4)
❑ Spray Applied Fire -Resistive Materials (1704.10)
❑ Piling, Drilled Piers, and Caissons (1704.8, 1704.9)
❑ Shoterete (1704.4)
❑ Pier Foundations (1707.5)
❑ Structural Steel (1.7072)
❑ Grading, Excavation, Fill, Proof Rollin (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)
❑ Special Cases (1704.13)
❑ Seismic Isolation System 1707.10)
❑
❑ Mastic, Intumescent Fire Resistant Coatin s (1704.11)
❑
ri High Coad 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:1Bui1dinglHAND0UT ICODESIFORMSiSPECIAC 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:1BuildingTANDOUT ICODESTORMSISPECIAL 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
L 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:1BuildingWANDOUT ICODESIFORMSISPECIAL INSPECTION AGREEMENT FORM.doc7/07
Owner name
ACKNOWLEDGEMENTS
I have read and agree to comply with the terms and conditions of this agreement.
(please print or type)
Signature Date
General Contractor Company/Owner name
Signature,
Special Inspector/Agency name
Signature
Architect/Engineer of Record name
Signature.
(please print or type)
Date
(please print or type)
(please print or type)
Return the original signed agreement to the Building Division
City of Edmonds Building Division
1215t" Avenue North, City Hall Second Floor
Edmonds, WA 98020
Date
Date
ACCEPTED BY CITY OF EDMONDS BUILDING DIVISION:
City Official Signature Date
Title:
WABuildinglHANDOUT ICODESIFORMSISPECIAL INSPECTION AGREEMENT FORM.doc7/07
SPECIAL INSPECTION AND TESTING SCHEDULE
PROJECT NAME
PROJECT ADDRESS
REINFORCED CONCRETE, GUNITE, GROUT AND MORTOR:
Concrete Gunite Grout Mortar
PRECASTIPRESTRESSED CONCRETE:
Pilar Pnst-Tans Pre --rens Cinddina
Aggregate Tests
Reinforcing Tests
Tendon Tests
Mix Designs
Reinforcing Placement
Insert Placement
Concrete Batching
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 ❑ Shop ❑ Field
_ High -Strength Bolting ❑ Shop ❑ Field
Inspection
❑ A325
El El ❑F
❑ 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 Nailing Inspection
_ Inspection of Glu -lam Fab.
Inspection of Truss .foist Fab.
Sample and Test Components
MISC:
_ Final Geotechnical Report
Winterization Measures
W:iBuilding\HANDOUT ICODESWORMSISPECIAL INSPECTION AGREEMENT FORM.doc7/07
Aggre2ate Tests
Reinforcing Tests
Mix Designs
Reinforcing.Placement
Batch Plant Inspection
Inspect Placing
Cast Samples
Pick-up Samples
Compression Tests
PRECASTIPRESTRESSED CONCRETE:
Pilar Pnst-Tans Pre --rens Cinddina
Aggregate Tests
Reinforcing Tests
Tendon Tests
Mix Designs
Reinforcing Placement
Insert Placement
Concrete Batching
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 ❑ Shop ❑ Field
_ High -Strength Bolting ❑ Shop ❑ Field
Inspection
❑ A325
El El ❑F
❑ 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 Nailing Inspection
_ Inspection of Glu -lam Fab.
Inspection of Truss .foist Fab.
Sample and Test Components
MISC:
_ Final Geotechnical Report
Winterization Measures
W:iBuilding\HANDOUT ICODESWORMSISPECIAL INSPECTION AGREEMENT FORM.doc7/07
Additional Instructions on Other Tests and
W:1Buildingl1-IANDOUT ICODESIFORMSISPBCIAL INSPECTION AGREEMENT FORM.doc7107