20080508143740.pdfDATE: May 7, 2008
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425)771-0220
TO: Warren LaFon
e-mail: warrenlafon@earthlink.net
FROM: Ann Bullis, Assistant Building Official
RE: Plan Check # 2008-0287
Project: Addition
Project Address: 547 Dayton Street
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, Senior Permit
Coordinator.
1. Note the following codes on the coversheet of the plans.
a. 2006 International Building Code (including Accessibility) with State Amendments
b. 2006 International Mechanical Code (including International Fuel Gas Code) with State
Amendments
c. 2006 International Fire Code with State Amendments
d. 2006 Uniform Plumbing Code with State Amendments
e. 2006 Washington State Energy Code (WAC 5 1 -11)
f 2006 Washington State Ventilation Indoor Air Quality Code (WAC 51-13)
g. Edmonds Community Development Code
2. General Notes on coversheet:
a. Revised note 7 to reference IBC 717.4.3 exception, which does not require draftstops
in buildings sprinkled with and NFPA-13 system.
b. Revise note 17 to also note emergency lighting and method of power backup.
Remove reference to floor mount exit signs.
c. Revise wording of note 18 to meet 2006 IMC (you may want to remove the note and
defer this to the mechanical permit).
d. Add fire alarm to note 20 (or remove this note since you have a separate deferred
submittals list).
3. Provide occupant load calculations for each floor and occupancy and for the total building.
4. The original approved plans for this building show the type of construction as VN (which is now
VB). Please revise and justify for entire building. This review was based on VB construction
not VA.
5. Provide allowable area calculations on the coversheet of the plans. Provide mixed use ratio
calculation if separated uses will be used. If non -separated uses will be used provide allowable
area calculations using the most restrictive occupancy (also see item 10 below).
6. Site Plan-
a. Dimension the distance from the north exterior wall of the building to the property
line (at the closest point).
b. Dimension the width of the alley and street right of way.
c. Label the accessible parking sign and note the required height of 60" from the bottom
of the sign to the parking surface.
d. Provide copy of easements for the property (it appears there is at least a drainage
easement).
7. The opening in the east exterior wall is not permitted due to the close proximity to the property
line (IBC 704.8).
8. The west side of the deck is considered an opening and would not be permitted due to close
proximity to the property line. The 1 -hour fire rated exterior wall must be extended to the face
north face of the building plane.
9. Based on VB construction, if the north exterior wall of the building is 10 feet or less from the
centerline of the alley, the exterior wall must be 1 -hour rated (TBC Table 602). Also openings
would be limited in accordance with IBC Table 704.8 (provide opening percentage calcs for
each story).
10. Provide a statement on the coversheet of the plans how mixed uses are being addressed in this
building 508 (such as separated uses, non -separated uses, incidental uses, accessory uses). The
plans currently show no fire separations in this building which needs to be justified. Further
comments may follow depending on how this is justified.
11. Provide a letter from the building owner stating what types of items will be stored in the 1St floor
storage area so occupancy classification can be determined.
12. The parking garage is considered an enclosed parking garage per IBC 406.2 and must be
provided with mechanical ventilation (1.5 cfin per square foot of parking garage area). The
shaft and termination of the exhaust outlet must be shown at this stage, since architectural and
structural aspects of the building will be affected. Show the location of the mechanical exhaust
shaft and outlet. The outlet must meet WAC 501.2.1 42 (copy enclosed for your convenience).
13. On the elevation views note the plate line and ridge elevations based on the datum point.
14. Clearly note on the plans that the parking garage will have a minimum clearance of 7'-0" from
all obstructions, including sprinkler heads.
15. Revise wall section on Sheet A6 to show construction requirements of WP8109 (base and face
layers of gyp, fastener size/type/spacing, etc.), which is the 1 -hour assembly noted on the
section.
16. Clarify on the wall section that the face of the uppermost 18" of the parapet on the roof side will
be non-combustible materials. Also, the parapet must be constructed per the 1 -hour exterior
wall assembly (IBC 704.11.1). Make it clear on the roof plans that the parapet is required on the
east and west exterior walls of the building.
17. Dimension the clear width of the stairways and also the intermediate landing of the "lower
stair".
18. Required exits:
a. Two exits are required from both floors of the building (WAC 51-50 1019.1) unless
the building can meet WAC 51-50 1019.2 Buildings With One Exit which you would
need to demonstrate on the plans.
The existing north exit door now exits into the parking garage which
considered a more hazardous area and would not be permitted.
Page 2 of 4
ii. Sheet A8 shows the west and east stairways as required exits from the 2na
floor. The west stairway cannot exit into the parking garage (which is a more
hazardous area). You may want to consider designating the south stairway as
the required exit (to the existing south exterior door) instead of the west
stairway. IBC 1014.2
iii. Occupants of the parking garage must also have access to two exits.
iv. Exits must be spaced apart 1/3 the maximum overall diagonal dimension of
the floor since the building will be sprinkled with an NFPA-13 system. IBC
1015.2.1 exception 2
v. Revise exit signage locations accordingly.
vi. Dimension the exit path of travel throughout the building.
19. Required exits must be accessible (IBC 1007.1). The stairways for the second floor meet
exceptions 2 & 3 of IBC 1007.3, but the 1" floor must meet this requirement. Clearly show
compliance on the plans.
20. Clearly show with details and dimensions that the existing portions of the building meet current
accessibility codes (WAC/IBC 3409.5, 3409.7), including but not limited to access from the
public sidewalk to the building entrance, building entrance, parking, restrooms, maneuvering
clearances at doorways and throughout hallways, customer counters, and overall accessible route
(IBC 1102).
21. Show emergency lighting locations and method of power backup. IBC 1006
22. Label which restrooms are male vs. female. IBC Chapter 29 requires 2 male restrooms and 2
female restrooms for this building. Note on the plans.
23. Provide drinking fountain (standard height and adjacent accessible height) and provide detail.
WAC 51-50 2903.4
24. How will this building be heated/cooled? Show location of mechanical equipment and provide
structural calculations for supporting construction such as roof mounted equipment. Note fuel
source (e.g. gas, electric, etc.).
25. Revise stair run on Sheet A6 to note 11" minimum (not max).
26. Revise bottom stair handrail extension to continue to slope downward (rather than tarn and run
horizontally). IBC 1012.5
27. Safety glazing is required at the openings between the garage and offices. Depending on your
answer to #10 above, these windows/doors may have to be fire rated, or may not be permitted.
Also, be aware that wire glass is not permitted where safety glazing is required.
28. Provide a door schedule with size, type, rating, and hardware/locking information and cross
reference to the plans.
29. Energy Compliance forms: For the architectural plans, at minimum the Envelope Summary
form (see this website for forms http://www.neec.net/resources/resources.htmi) must be
submitted showing insulation and glazing compliance.
30. Provide Exterior Lighting Summary form (only the 'interior form was submitted). The form can
also be found on the website noted in the previous comment.
31. Provide energy compliance notes on the plans, including but not limited to: interior vapor
retarder, air leakage (such as door weatherstripping, caulking, etc.), water piping insulation, duct
insulation, etc.
32. Each restroom must have a minimum 50 cfm exhaust fan. Show on floor plans and note
whether existing or proposed.
33. Note on the roof plan that a Class C roof is required.
Page 3 of 4
34. Note on the plans that interior finishes must meet flame spread and smoke development
requirements of IBC Chapter 8.
35. At the garage level clearly show the heated areas vs. unheated areas and provide details showing
slab insulation and wall insulation requirements. Cross-reference on the floor and foundation
plans.
36. Provide detail of slab -on -grade areas and show the underslab requirements noted in the geotech
report.
37. Describe the use of the observation room on the 2nd floor.
3 8. Note what the existing shaft shown on the second floor plan is for.
39. On the floor and site plans, show that the floor of the garage will slope toward the garage
entrance and catch basin.
40. Provide a deck construction detail, including finishes and guardrail construction. Guardrail
must meet horizontal and top rail loads of IBC 1607.7.
41. Revise section detail on Sheet A6 to show specific foundation drainage requirements noted in
the geotech report.
42. Provide construction details to show compliance with weather protection requirements of
WAC/IBC 1443, 1404, 1405,
43. Provide a Fire Protection Footprint (example enclosed).
44. Provide a Statement of Special Inspections on the plans per IBC 1705,
45. General contractor to provide written/signed Contractor Responsibility statement to the City
prior to permit issuance.
46. Special Inspections are required for this project:
By the Geotechnical Engineer of Record
a. Proof -rolling and general site preparation
b. Soil bearing verification
c. Placement of fill and compaction
d. Foundation drainage installation
e. General site monitoring during wet weather construction
f, Final letter
By the WABO Certified Special Ins ector s
g. High-strength bolting (A325)
h. Welding
i. Epoxy anchor installation
j. Structural wood: wood shearwalls, diaphragms, drag struts, braces, holdowns
k. Final letter
Complete the enclosed Special Inspection and Testing Agreement. Have all parties sign
and return for City approval prior to permit issuance.
47. Dimension depth of footing on the foundation plan and details in accordance with the findings
of the geotech report. The grading quantity of 22 cubic yards seems extremely low for this
project, especially given the loose soils noted in the auger report. Provide grading calculations
and note the cubic yards on the site plan. The Engineering Division may be commenting on this
further.
See attached structural comments from the City's consultant.
Page 4 of 4
2006 International Mechanical Code
501.2 Exhaust Discharge. The air removed by every
mechanical exhaust system shall be discharged outdoors at a
point where it will not cause a nuisance and not less than the
distances specified in Section 501.2.1. The air shall be
discharged to a location from which it cannot again be
readily drawn in by a ventilation system_ Air shall not be
exhausted into an attic or crawlspace_
Exceptions: I _ Whole -house cooling attic fans shall be
permitted to discharge into the attic space of dwelling units
having private attics.
2_ Commercial cooking recirculating systetns_
501.2.1 Location of Exhaust Outlet_ The termination point
of exhaust outlets and ducts discharging to the outdoors
shall be located with the following minimum distances:
1. For ducts conveying explosive or flammable vapors,
fumes or dusts: 30 feet (9144 mm) from the property
line_ 10 feet (3048 mm).from operable openings into the
building; 6 feet (1829 mm) from exterior walls and roots_:
30 feet (9144 mm) from combustible walls and operable
openings into the building which are in the direction of
the exhaust discharge; 10 feet (3048 mm) above
adjoining grade.
2. For other product -conveying outlets: 10 feet (3048
mm) from property lines: 3 feet (9I4 mm) from exterior
walls and roofs; 10 feet (3048 mm) from operable
openings into the building: 10 feet (3048 mm) above
adjoining grade_
3. For environmental air duct exhaust: 3 feet (914 mm)
from property lines, 3 feet (914 mm) from operable
openings into the building for all occupancies other that
Group U_ and 10 feet (3048 mm) from a mechanical air
intake.
EXCEP'T'IONS: The separation between an air intake
and exhaust outlet on a single listed package FIVAC unit.
2_ Exhaust from environmental air systems other than
garages may be discharged into an open parking garage.
3. Except for Group I occupancies, where ventilation
system design circumstances require building HVAC air to
be relieved. such as during economizer operation, such air
may be relieved into an open or enclosed parking garage
within the same building.
4. For specific systems: For clothes dryer exhaust. see
Section 504.4: for kitchen hoods, see Section 506.3; for
dust. stock and refuse conveying systems, see Section
511.2: and for subslab soil exhaust systems. see Section
512.4.
(insert Facing Page 33)
Effective July 1, 2007
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 17041 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 in 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)
o Steel Construction (1704.3)
❑ Soils (1704.7)
❑ Concrete (1704.4)
o Bolts installed in Concrete (1704.13)
o Special Moment Resisting Concrete Frames (1704A)
❑ Reinforcing Steel, Prestressing Steel Tendons (1704.4)
❑ Structural Welding (1704.3.1)
o 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)
o Insulating Concrete Fill (1704.4)
❑ Spray Applied Fire -Resistive Materials (1704.10)
❑ Piling, Drilled Piers, and Caissons (1704.8, 1704.9)
❑ Shotcrete (1704.4)
o Pier Foundations (1707.5)
❑ Structural Steel (1707.2)
❑ Grading, Excavation, Fill, Proof Rollin (1704.7)
❑ Smoke -Control Systems (1704.14)
❑ Exterior Insulation and Finish Systems (1704.12)
o Designated Seismic Systems (1707.9)
o Mechanical Components (1707.8)
o Cold Formed Steel Framing (1707.4)
n Stora a Racks. (1707.6)
❑ Architectural Components (1707.7)
❑ Structural Wood (1707.3)
o Special Cases (1704.I3)
❑ Seismic Isolation System (1707.10)
❑
o 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 ICODESTORMSISPECIAL 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 hring 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:1Bui1dinglI-1ANDOUT ICODESIFORMSISPECIAL INSPECTION AGREEMENT PORM.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/hcr 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
j obsite.
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:1Bui1dinglHAND0UT ICODESIFORMSISPECIAL INSPECTION AGREEMENT FORM.doc7/07
Owner name
ACKNOWLEDGEMENTS
1 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
(please print or type)
Signature Date
Special Inspector/Agency name
(please print or type)
Signature.
Architect/Engineer of Record name
(please print or type)
Signature.
Return the original signed agreement to the Building Division
City of Edmonds Building Division
1215 ffi Avenue North, City Hall Second Floor
Edmonds, WA 98020
ACCEPTED BY CITY OF EDMONDS BUILDING DIVISION:
Date
Date
City Official Signature Date
Title:
W:1BuildinglHANDOUT ICODESTORMSISPECIAL INSPECTION AGREEMENT FORM.doc7/07
SPECIAL INSPECTION AND TESTING SCHEDULE
PROJECT NAME
PROJECT ADDRESS
REINFORCED CONCRETE, GUNITE, GROUT AND MORTOR:
(-nnr_rPte (-'unitP (;milt Mnrtnr
PRECAST/PRESTRESSED CONCRETE:
Piles Pnst-Tens Pre -Tens r:laddina
Aggregate Tests
Reinforcing Tests
Tendon Tests
Mix Designs
Reinforcing Placement
Insert Placement
Concrete Batching
Concrete Placement
Installation Inspection
Cast Samples
Pick-up Sam les
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 STEELfWELDING:
Sample and Test (list specific members below)
Shop Material Identification
Welding Inspection ❑ Shop ❑ Field
Ultrasonic Inspection ❑ Shop ❑ Field
_ High -Strength Bolting ❑ Shop O Field
Inspection
❑ A325
❑N❑X❑F
❑ Aa90
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 Joist Fab.
Sample and Test Components
MISC:
Final Geotechnical Report
Winterization Measures
W:18ui1dinglHANDOUT 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
PRECAST/PRESTRESSED CONCRETE:
Piles Pnst-Tens Pre -Tens r:laddina
Aggregate Tests
Reinforcing Tests
Tendon Tests
Mix Designs
Reinforcing Placement
Insert Placement
Concrete Batching
Concrete Placement
Installation Inspection
Cast Samples
Pick-up Sam les
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 STEELfWELDING:
Sample and Test (list specific members below)
Shop Material Identification
Welding Inspection ❑ Shop ❑ Field
Ultrasonic Inspection ❑ Shop ❑ Field
_ High -Strength Bolting ❑ Shop O Field
Inspection
❑ A325
❑N❑X❑F
❑ Aa90
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 Joist Fab.
Sample and Test Components
MISC:
Final Geotechnical Report
Winterization Measures
W:18ui1dinglHANDOUT ICODESIFORMSISPECIAL INSPECTION AGREEMENT FORM.doc7/07
Additional Instructions on Other Tests and Inspections:
W:1BuildinglHANDOUT ICODESIFORMSISPECIAL INSPECTION AGREEMENT FORM.doc7/07
Edmonds Plaza
LEGEND
1500 Main Street
•
1 how 0:wrdor%vithself-
slccupancles: R2, A2, B, M
"Type
A ' ? <
dosing, rated doors, rated
of Construction: VA
Unit ;�:
Dv:elling Unit
glazing, firs(arrr4ke dampers at
s. stories with basement
A
duct punatranws
Total Building Area. 32,456 sf
"
20433 IBC, IMC, IFGC, IFC, UPC, WSEC, VIAQ
A
1 hour rateclwaklassemhly
Fire Apparatus Access: Paved West, South and East Sides
Du'eEling Unit
Dvtelling Unit
2 hwT Area Separation 1°dali
-
with rated doom and gla2lng
Active Fire Protgetign
Dvading Unit `
ding the exterior
of tiro building
of the
Fire sprinkler system (specify NFPA-13 or NFPA 13-R) • V
a
Dvtelling Unit
® Area of Evacuation Assistance
Fire Department connections
a
Fire alarm system wl smoke detection and manual pulls
A
6A6 Fire Department connectors
Fire alarm control panel location Retail Retail
Retail
d 20 rr>in. rated, self -dosing door
Illuminated exit signs
Stnraga
Emergency lighting wl battery hack -up a A
A
a e^
O e 60 rrn. rated, set(-ciasing door
HVAC automatic shutdown ►
- Type Kitchen Tpe I hood and suppression system
n A a
Q 30 rr�n. raced, 5Blf-Ca451ng door
Fire Extinguishers
►
Eiev
GM Gas Meter
Restaurant
Lob
Dv:ellirg Unit
Elev
t t .i Electric MetrrrlPana€
Roof Access Hatch
d`�sive Fire Protection E
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A '
PIV Past Indicaiing Valve
�t rilce controls stem
y
Office
Erveelling Unit
ape windows from sleeping rooms
#liar rated corridorlexit passageway
A .i1c draft stops
a
t ikatorsmoke door
Office a
r`. -
Dv:elling Unit
r
A `�•
+structural Protection
Qifux:
Exterior load-bearing walls = 1 -hour
Interior load -hearing walls = I •hour
l iv ening Unit
Exterior non -hearing walls = 1 -hour
Structural frame = 1 -hour
Officea
CA
Sample Fire
Permanent partitions ='[-hour �
des? e
Shaft enctosures = 1 -flour
Floor -ceiling = 141 our
eclaanical A =Y
R
t]v:elling Unit
Protection
Roof -ceiling = 1 -hour
Exterior openings = NIA due to location on property
Footprint
Stair enclosure =1-hourfla
Roof material class = Type B
N
Please e-mail Fire Protection Footprint r_P _IV_
Date Prepared
for each floor to sMithM@Ci.edmonds.wa.us
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Last updated
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Eagle Eye Consulting Engineers, P.S.
PO Box 523
Olalla, WA 98359
hoytjeter@centurytel.net
360 874 0562
Fax 360 874 0591
To: Theresa Umbaugh
1215' Ave N
Edmonds, WA 98020
Re: Jantz Addition
547 Dayton St
Edmonds, WA 98020
Plan Review #2008-0287
Plan review number 0
EECE # EDM 08-35
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 only 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.
First Floor S2
3324
Second Floor B
2993
Total
6317
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 only 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 2of5
Plan Review Number 01
EECE#: EDM 08-35
Jantz Addition 2008-0287
STRUCTURAL COMMENTS
General
1. Engineer of record (EOR), please submit diaphragm horizontal analysis as required
per ASCE 12.10.
2. Office buildings are required to be designed for partition loads. The minimum load
to be used shall not be less than 15 lbs. per square foot. It appears the analysis did
not account for this, please modify accordingly.
3. It appears the minimum live load required for the corridor has not been used. The
live load is required to be 80 lbs. per square foot for corridors above the first floor.
Please modify the analysis and drawings accordingly. ASCE table 4-1
4. EOR, please justify a dead load of 12 lbs per square foot used in the design. Please
note that suspended ceiling are being provided.
5. EOR, please submit design analysis for foundation system.
Sheet Al Site Plan
No comments for this sheet at this time.
Sheet A4 Existing Elevations
No comments for this sheet at this time.
Sheet A5 Elevations
6. Please provide deck rail details in order to support the code -required forces. This
sheet states see rail sheet A-7 but there is no details for this sheet.
7. Please provide analysis and details for the new parapet being installed. It is not
clear how this is going to resist the out of plain forces. All that is noted is to match
existing. ASCE 6.4.1.2, ASCE 6.5.11.5,
Sheet A2 First Floor Plan
No comments for this sheet at this time
Sheet A3 2',d Floor Plan
8. The new computer room is required to be designed for a live load of 100 psf.
ASCE table 4-1
Page 3 of 5
Plan Review Number 01
EECE#: EDM 08-35
Jantz Addition 2008-0287
Sheet A6 Typical Wall Section/ Stair Details
9. Please provide analysis for the required connection for the stair stringer. Nothing is
provided at this time in order to complete the review. All that is shown is
schematically what is to be built.
Sheet A7 Details
No comment at this time.
Sheet A8 Reflected Ceiling Plan
No comment at this time.
Sheet A9 Foundation & 2'6 Floor Framing Plan
10. EOR, please correct the references to the correct sheet. Sheet A5 does not have any
details drawn; I believe the intent was sheet A11.
11. ITT hangers 416 appear not to be approved to be non -backed, which is the case
when being hung off beam B4. Please modify the hanger accordingly. Simpson
Hanger option Matrix.
12. Please specify the required connection of the 5 1/8 and 16 1/2 glu lam to the wl6x89
steel beam.
13. Please specify the required support and connection of beam mark 12 to the wood
wall.
14. Please provide details and analysis for the deck connections, nothing is specified at
this time.
15. With different depth wide flanged beams intersecting a P6 column, a detail is
required at this location. The detail reference 2-A5 assumed to be Al I has not been
addressed.
16. Please specify the required collector element for the interior shear walls marked
SW2 and SW4.
17. EOR, please submit analysis for w 18x86 the design analysis submitted was for
wl8x97, please modify accordingly.
18. Please submit design for the w16x89. "Beam mark 134A", the analysis submitted is
not correct for this beam. For example, the span will not exceed 24'.
Page 4 of 5
Plan Review Number 01
EECE#: EDM 08-35
Jantz Addition 2008-0287
Sheet A10 Roof Framing Plan
19. Please specify the required posts and connection for beam 9 at the exterior wall.
20. A detail is required for the support of beam mark B9 and B10. These beams have
different depths and detail analysis is required for the support of these members.
Sheet Al I Details
21. Detail 10: Please note a 90 -degree hook acquired for the vertical bars into the
footing.
22. Detail 10: Please specify the required distance the footing shall extend below grade
as required for the geotechnical report.
Sheet Al2 Structural Notes
23. Please correct the bottom part of the general structural notes; part of this has been
erased.
24. Code requires single 3x inch nominal or wider member when nail spacing is 2
inches on center. Please modify schedule accordingly.
25. Shear wall mark 4: please note the shear wall nail at 2 inches on center shall have
the nail spacing staggered on all cases. Please modify accordingly.
26. Please note on the drawings the required floor and roof loads. IBC 1603.1 Item 1
27. Please note on the drawings the required ground snow load. IBC 1603.1 Item 2
28. Please add to the drawings the required flat roof snow load, snow exposure factor,
snow load importance factor and thermal factor. IBC 1603.1.3
29. Please add to the drawings the applicable wind design internal pressure co-
efficient. IBC 1603.1.4 Item 4
30. Please add to the drawing the sight spectral response coefficient SDI. IBC 1603.1.5
Item 4
31. Please note on the drawings the basic seismic force resisting system. IBC 1603.1.5
Item 6
32. Please specify on the drawings the design base shear. IBC 1603.1.5 Item 7
Page 5 of 5
Plan Review Number 01
EECE#: EDM 08-35
Jantz Addition 2008-0287
33. Please specify on the drawings the seismic response coefficient CS. IBC 1603.1.5
Item 8
34. Please specify on the drawings the response modification factor, R. IBC 1603.1.5
Item 9
35. Please specify on the drawing the seismic analysis procedure used. IBC 1603.1.5
Item 10
36. Please specify on the drawings the applicable internal pressure coefficient for the
wind design data. IBC 1603.1.4 Item 4
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.
LO
Hoyt Jeter, P.E.
President
Umbaugh, Theresa
From: Hoyt Jeter [hoytjeter@centurytel.net]
Sent: Wednesday, April 23, 2008 1:42 PM
To: Umbaugh, Theresa
Cc: Harrison, Marie
Subject: RE: Jantz BLD2008-0287 (EDM08-35)
Here are the comments for this one. The engineer who designed this I think has not design office building before. Many basic
items were not done. Nevertheless, here are the comments. Let me know if you have any questions. (Also could send me the
cost of construction to use for this remodel.)Thanks.
-----Original Message -----
From: Umbaugh, Theresa [mailto:Umbaugh@ci.edmonds.wa.us]
Sent: Wednesday, April 23, 2008 11:44 AM
To: hoytjeter@centurytel.net
Subject: Jantz BLD2008-0287
Hello Hoyt,
Just checking to make sure that we'll get comments today? Or, let me know your time -frame.
Thanks, T
Theresa M. Umbaugh
S:jriior .Permit Coordinator
Developineni Serviees .Dep ar•trrrent
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4/23/2008