20080813154354.pdfo� Epi City of Edmonds
NP,
.:
U
4� PLAN REVIEW COMMENTS
BUILDING DIVISION
Fsr. t s9° (425) 771-0220
DATE: August 13, 2008
TO: Warren LaFon
e-mail: warrenlafon@earthlink.net
FROM: Ann Bullis, Building Official $�_
RE: Plan Check # 2008-0287
Project: Addition
Project Address: 547 Dayton Street
During re -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. Previous item 4: Under Project Data on the coversheet, change occupancy to B (not VB), and
change construction type of VB (not V -I hour).
2. Previous items 5 & 10: Provide allowable area calculations on the coversheet of the plans per
TBC 503 and 506. Since non -separated uses (IBC 508.3.2) will be used provide allowable area
calculations using the most restrictive occupancy for the entire building {which is the B
occupancy) and sprinkler/alarm is required throughout the building due to the S2 occupancy
(that is the Chapter 9 reference).
3. Previous item 12: Clearly show on the plans that the garage exhaust outlet in the north wall will
meet WAC 501.2.1 #2 (copy attached).
4. Continuation of Previous item 11: The large storage room on the first floor is considered an
incidental use (IBC 508.2). Since the building will be fully sprinkled, the storage room must be
separated from the rest of the building and the exit way with a smoke barrier (self-closing
gasketed doors, and smoke barrier walls -- see IBC 709 for requirements). This will also affect
the overhead door.
5. Previous item 18 & 19. It is still not clear which doors are the required exit doors (please add
exit signs over each exit door on both floors). Exit doors must be openable from the egress side
with out locking devices. Coordinate how this will be accomplished with security to tenant
spaces. For example, if door 44 at the southwest corner of the parking garage is the 2nd exit
door from the garage (since occupants of each floor must have access to 2 exits), this door
cannot have a locking device thus allowing access to the upper floor
6. Exits are not permitted to pass through storage areas. Assuming doors will be placed at the
storage room opening per item 4 above, how will occupants be assured of unobstructed exit path
of travel past the storage room access? Also show how access will be maintained to the riser
room.
7. Label use of space between storage room and garage on I" floor.
8. Provide a legend on the floor plans to distinguish new from existing walls, and 1 -hour rated
walls.
9. Will there only be one tenant in this building?
10. Previous item 20 for accessibility still has not been addressed and is clarified below (also refer
to accessible exit comment above:
a. New Construction:
i. Increase door sizes to 3068. A 32" wide door open any less than 180 degrees
will not meet the minimum 32" clearance.
ii. Dimension maneuvering distances at:
1. hallway side of door to meeting room in northwest corner of upper
floor.
2. both sides of door to deck at upper floor.
3. hallway side of door 44 at southwest corner of garage.
4. south exterior door to alley.
iii. Note %2" maximum threshold at exterior door to deck on upper floor.
iv. Door hardware must be accessible (such as lever -style).
v. Provide accessible directional signage from the accessible parking stall to the
elevator
b. Existing Construction: The alterations to the existing building require accessibility
upgrades per IBC/WAC 3409.7. On the plans clearly show that the exterior and
interior accessible route of travel complies with current code, or provide upgrades
per the previously referenced section. If you choose to use exception #1 of that
section, provide a letter stamped and signed by the architect (reference the code
exception) stating the project cost for the remodel portion only and what 20% of it
equals, list the upgrades that will be done to the existing portion of the building only
as part of this permit and show that the total cost of the upgrades is at least 20%.
Examples of upgrades could be: reception counter, restrooms not fully compliant to
current accessibility codes, maneuvering clearances at doors, etc.
11. Previous item 35: On Sheet A2 revise note showing R10 slab insulation to be under all heated
areas (storage, hallway, stair, etc.).
12. Previous item 27: Safety glazing is required at the office window in common with the garage
due to proximity to the doors.
13. Previous item 28: Revise door schedule to address egress and accessibility issues mentioned in
comments above.
14. Previous items 29 & 30: The Envelope Summary form and Lighting Summary forms submitted
are outdated. Please see the following website for current 2006 forms
http://www.nece.net/resources/resources.html)
15. Previous item 41: Revise section detail on Sheet A6 to show specific foundation drainage
requirements noted in the geotech report. This was not provided.
16. Previous item 44: Provide a Statement of Special Inspections on the plans per IBC 1705. Please
read this section. There are specific items that need to be on the plans, including a special
inspection schedule noting continuous and periodic inspections.
17. Previous item 46: The special inspection agreement received was signed by Mayes Testing,
including all soil/drainage inspections. As noted in the previous comments, these must be done
by the geotech of record. Please submit agreement for geotech items.
See attached structural comments from the City's consultant.
Page 2 of 2
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: 1. Whole -house cooling attic fans shall be
permitted to discharge into the attic space of dwelling units
having private attics_
2. Commercial cooking recirculating systems_
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_
I. 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 roofs; .
30 feet (9144 nim) from combustible walls and operable
openings into the building which are in the direction of
the exhaust discharge; 10 feet (3048 tnm) above
adioining grade_
2. For other product -conveying outlets: 10 feet (3048
mm) from property lines_ 3 feet (914 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 a]i occupancies other that
Group U_ and 10 feet (3048 mm) from a mechanical air
intake_
EXCEPTIONS: The separation between an air intake
and exhatist outlet on a single listed package HVAC 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 substab soil exhaust systems, see Section
512,4_
(insert Facing Page 33)
Effective July 1, 2007
Chapter 4. Accessible Routes
------------�
I � I
I l
I I
I I.
c
E � l
I I
I I
._ ...� ----- ---J
(a) Front Approach, Pull Side
ICC/ANSI A117.1-2003
*if both closer and latch are provided
18 min – ––
445 I I l
12 min*
305 l I m N
'-
I
i I I
(b) Front Approach,
Push Side
I E
I f
I
c LO I a
C)
C\1 42 min
1065 I `n r
1 I
i I
+I --
(c) Hinge Approach, Pull Side
*If both closer and latch are provided
**48 min (1220) if both closed and latch provided
12 min*
305
----------�
It I I V j 22 min
I 1 560
N—ZTI I
I I I
(e) Hinge Approach,
Push Side
F -------------
I4 I
I I
1 24 min
1 610
I I
I
(g) Latch Approach,
Push Side
(d) Hinge Approach, Pull Side
*54 min (1370) if closer is provided
r ----------------t
* M n --�' j 24 min
E N
N
00 r
(f) Latch Approach, Pull Side
c Ln
E o
0
N r
V'
*48 min (1220)
if closer is provided
Fig. 404.2.3.1
Maneuvering Clearance at Manual Swinging Doors
18
610
Eagle Eye Consulting Engineers, P.S.
PO Box 523
Olalla, WA 98359
hooeter@centurytel.net
360 874 0562
Fax 360 874 0591
To:
121 5hAve N
Edmonds, WA 9802
Re: Jantz Addition _
547 Dayton St
Edmonds, WA 98020
Plan Review #2008-0287 EECE # EDM 08-35(2)
Plan review number 02
Structure
OeeLpa2icy Area S.
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 2 of 5
Plan Review Number 02
EECE#: EDM 08-35
3antz Addition 2008-0287
STRUCTURAL COMMENTS
General
1. 1. Engineer of record (EOR), please submit diaphragm horizontal analysis as
required per ASCE 12.10. The response states to block floor diaphragm and nail
per upper floor. However, this information is not provided on the drawings.
Please modify the drawings to reflect the required structural requirements.
2. 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. A
appears the analysis did not account for this, please modify accordingly. The
analysis applied the partitions load as a dead load but the load shall be a live
load. Please modify accordingly the analysis. ASCE 4.2.2
3. 3. It appears the minimum live load required far 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 mod6 the analysis and drawings accordingly. ASCE table 4-
1. Please provide a key plan showing the beams/joists and show how the
loading was determined. Also, the revised analysis has not accounted for the
live load of the cooridors. It is not clear based off the resubmitted information.
4. 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. EOR, the response states
the light weight concrete slab dead load to be 19 psf. Please provide a break
down of the dead load how this was determined. It appears this dead load is
smaller then what is reflected on the architectural sections and plan.
5. 5. EOR, please submit design analysis for foundation system. The response
states "see attached detail 18," but an analysis has not been submitted to justify
the foundations system. This is required to be submitted. Please submit this
upon the response not just the details. IBC 1604.4
Sheet AS Elevations
6. 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 far this sheet. The
response detail is different then what is in the engineer's analysis. Please
modify the drawings accordingly.
Page 3 of 5
Plan Review Number 02
EECE#: EDM 08-35
Jantz Addition 2008-0287
7. 7_ Please provide analysis and details far the new parapet being installed. It is
not clear how this is going to resist the out ofplain forces. All that is noted is to
match existing. ASCE 6.4.1.2, ASCE 6.5.11.5. The response states see new north
elevations. However, there was not any analysis to justify the out of plane
forces as required per code. Please justify with analysis the details shown on
sheet A-4.
Sheet A2 First Floor Plan
No comments for this sheet at this time
Sheet A3 2"d Floor Plan
8. 8. The new computer room is required to be designed for alive load of 100 psf.
ASCE table 4-1. The response states by others. Please submit this upon the
response.
Sheet A9 Foundation & 2"d Floor Framing Plan
9. 14. Please provide details and analysis for the deck connections, nothing is
specified at this time. The response states see deck ledger detail. This detail
does not appear to be on the set nor in the submittal. In addition, analysis for
this connection is required. Please clarify where this information is provided as
originally requested.
10.16. Please sped the required collector element for the interior shear walls
marked SW2 and SW4. Please reflect the response onto the drawings to show
how the coil strap will be installed.
11. The drawings specify a W16X97 but this beam is not in the AISC manual of
steel construction. I also called a steel manufacture and they stated they do not
have this size of beam. It would have to be special order. Please add the
required properties for this beam.
Sheet Ai0 Roof Framing Plan
12.19_ Please specify the required posts and connection for beam 9 at the exterior
wall. The required connections of this beam is not specified on the drawings.
Please modify to show how the beam will be connected to the supporting
vertical members.
Sheet Al l Details
Page 4 of 5
Plan Review Number 02
EECE#: EDM 08-35
Jantz Addition 2008-0287
13. Detail 17: Please specify the required post to beams connections for this
connection. The code requires a positive beam to post connections to be
specified.
14. New Detail 14: Nails cannot be used to transfer the required code forces for the
connection of the deck ledger. Please modify accordingly. IBC 1604.8.3
Sheet Al2 Structural Notes
15.24. Code requires single 3x inch nominal or wider member when nail spacing is
2 inches on center. Please modem schedule accordingly. This has not been
modified as required per the code. Please modify accordingly. IBC table
2306.4.1 (note the engineers has changed it but the drawings do not reflect the
engineers requirements)
16.25. 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.
This still has not been modified as required per the building code. (note the
engineers has changed it but the drawings do not reflect the engineers
requirements).
17.26. Please note on the drawings the required floor and roof loads. IBC 1603.1
Iteml. This is required to be reflected on the drawings. Please modify
accordingly.
18.27. Please note on the drawings the required ground snow load. IBC 1603.1
Item 2 This is required to be reflected on the drawings. Please modify
accordingly.
19.28. 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 This is
required to be reflected on the drawings. Please modify accordingly.
20.29. Please add to the drawings the applicable wind design internal pressure co-
efficient. IBC 1603.1.4 Item 4 This is required to be reflected on the drawings.
Please modify accordingly.
21. 31. Please note on the drawings the basic seismic force resisting system. IBC
1603.1.5 Item 6 This is required to be reflected on the drawings. Please modify
accordingly.
22. 32. Please specify on the drawings the design base shear. IBC 1603.1.5 Item 7
This is required to be reflected on the drawings. Please modify accordingly.
Page 5 of 5
Plan Review Number 02
EECE#: EDM 08-35
Jantz Addition 2008-0287
23.35_ Please specify on the drawing the seismic analysis procedure used. IBC
1603.1.5 Item 10 This is required to be reflected on the drawings. Please modify
accordingly.
24.36. Please sped on the drawings the applicable internal pressure coefficient
for the wind design data. IBC 1603.1.4 Item 4 This is required to be reflected on
the drawings. Please modify accordingly.
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 (3 60) 874-
0562 between 8:00 a.m. and 5:00 p.m.
LO
'1911117��
Hoyt Jeter, P.E.
President