HomeMy WebLinkAboutCOM2005-00088 Multi-Use Bldg - COM Permit / Conditions - 8/30/2005 i
MASON COUNTY DEPT. OF COMMUNITY DEVELOPMENT Inspection Line(360)127-7262
Mason County Bldg. 3 426 W. Cedar P.O. Box 186 Phone: (360)427-9670,ext. 352
Shelton, WA 98584
COMMERCIAL BUILDING PERMIT COM2005-00088
OWNER: HARMONY HILL RECEIVED: 7/21/2005
CONTRACTOR: LICENSE: EXP.- ISSUED: 8/30/2005
SITE ADDRESS: 7362 E STATE ROUTE 106 UNION EXPIRES: 2/28/2006
PARCEL NUMBER: 322334400040
LEGAL DESCRIPTION: W1/2 GOUT LOT 1 S 9/57 EX TAX 683-C, 669-C
PROJECT DESCRIPTION: DIRECTIONS TO SITE:
multi use building N ON HWY 101 TO SR 106. TURN RIGHT ONTO 106. APPROX 13.5 MILES
TO HARMONY HILL. 1/4 MILE EAST OF ALDERBROOK INN
General Information Construction &Occupancy Information
Type of Use: MEETING HALL Insp. Area: No. of Units: Type of Constr.: V-BNo. of Bathrooms: 2 Occ. Group: A-3
Type of Work: NEW Fire Dist.: 6 No. of Stories: 1 Occ. Load: 180
Valuation: $ 485,696.75
Building Height: 30
Pre-Manufactured Unit Information Square Footage Information
Make: Length: Lot Size: COVERED DECK: 2,795
Model: Width: Building: 2,690
Year: Serial No.: Basement: Parking Spaces:
Setback Information
Shoreline & Planning Information
Front: N 295.00 Ft. Shoreline: Ft.
Rear: S 605.00 Ft. Slope: Ft. Water Body: Shoreline Desig.: Not Applicable
Side 1: W 345.00 Ft. SEPA?:No Comp. Plan Desig.: Rural
Side 2: E 180.00 Ft.
Fire Protection System Information
Auto Fire Alarm System?: Emergency Key Box?: Standpipe?:
Auto Fire Sprinkler System?: Access Road?: Fire Extinguishers?:
Fixed Fire Suppression System?: Fire Hydrants?: Fire Lanes?:
Please refer to the following pages for conditions of this permit.
COM2005-00088 1 of 5
'Plumbing Fixtures Mechanical Fixtures FEES
TY2e Qty. Type Qty. Type By Date Amount Receipt
Floor Drain 2 Fireplace 2 Plan Check Fee KR 7/91/9nn5 A9 non QR glgnnrnn
,Hosebibs 2 Furnace<100K 1 Planning Review Fee KC 7/91I9nn..i .P9..iri nn C'19nn..,nn
Laundry Tray 2 Ventilation Fan 2 Public Works Review AT R/1/9nn5 VAQ 99 R99nn5nn
Lavatories 4 Boiler 1 EH Plan Review Tw R/R/9nn.9; �7s;nn e99nn�nn
Showers 4 Non-Res.Energy Code ni r Rnn/9nn5 .4riR nn R99nn5nn
Water Closets (Toilets) 6 Building State Fee hARr. R/qi/gnnF %a Fn g99nnx;nn
Water Heaters 1 Building Permit Fee MRr, R/952/9nnr% RR 1riFi RFi g99nn5nn
Backflow Devices 2 Mechanical Fee MRr, R/9,vgnnri &9Q 9n g99nnRnn
Drinking Fountain 2 Mechanical Base Fee MRr. Ri9ai9nn� P93 c;n g99nnFnn
Plumbing Fee KARr, Rnsi9nn� R19d nn C99nn5nn
Plumbing Base Fee MRr, R/9�/9nnri R9n nn C99nnx;nn
UFC Plan Check Fee nl r. R/99;/9nn5 R1 n9s;aQ C99nnxnn
Total $6,860.24
CASE NOTES FOR
COM2005-00088
CONDITIONS FOR
COM2005-00088
1) Approved per dimensions and setbacks on submitted site plan. Setbacks are measured from the furthest projection of the structure.
X
2) Application acknowledges that the structure is only permitted for a use consistent with the current zoning of the parcel. Zoning is Rural Tourist.
X
3) The approval of this project is subject to the recommendations and specifications outlined in the attached geotechnical report or assessment.
Structures and /or land modifications (grading, cuts, fills, etc.) required in the geotechnical report/assessment, may require a seperate permit.
The geotechincal report/assessment shall remain attached to the approved building plans. X `ji
4) The approved site plan is required to be on-site for inspection purposes. If inspection is called for and the site plan is not on site, Approval WILL
NOT be granted. In addition, a reinspection fee, based on the current fee schedule, minimum one-hour will be charged and collected by the Mason
County Building Department prior to any further inspections being performed or approvals granted.
X `—v
5) All property lines shall be clearly identified at the time of foundation inspection. X
6) All building permits shall have a final inspection performed and approved by the Mason County Building Department prior to permit expiration. The
failure to request a final inspection or to obtain approval will be documented in the legal property records on file with Mason County as being
non-compliant with Mason County ordinances and building regulations.
X
COM2005-00088 2 of 5
7) The approval of this project is subject to the recommendations and specifications outlined in the attached geotechnical report or assessment.
Structures and /or land modifications (grading, cuts,fills, etc.) required in the geotechnical report/assessment, may require a seperate permit.
The geotechincal report/assessment shall remain attached to the approved building plans. X _�
,8) Recyclable materials & Solid Waste Storage: Space shall be provided for the storage of recycled materials and solid waste. The storage area
shall be designed to meet the peeds of the occupancy, efficiency of pick-up, and shall be available to occupants and
haulers.X 5x
9) The mechanical system for which energy consumption, performance, or mode of operation are regulated by the 2001 Washington State Energy
Code (WSEC)and Ventilation And Indoor Air Quality Code (VIAQ) shall be tested to ensure that control devices, equipment and systems are
calibrated, adjusted and operate in accordance with approved plans and specifications. Drawings and notes shall require commissioning in
accordance with WSEC section 1416.4.
Lighting controls shall be tested to ensure that control devices, components, equipment and systems are calibrated, adjusted and operate in
accordance with the approved plans and specifications. A complete report of test procedures and results shall be prepared and filed with the
owner. Drawing notes shall require commissioning in accordance with WSEC 1513.7.
X
10) CONSTRUCTION PROCESS TO BE FIELD CORRECTED AS REQUIRED PER MASON COUNTY BUILDING DEPARTMENT AND THE
ADOPTED BUILDING CODE.
The construction of the permitted project is subject to inspections by the Mason County Building Department. All construction must be in
conformance with the international codes as amended and adopted by Mason County. Any corrections, changes or alterations required by a
Mason County Building Inspector shall be made prior to requesting additional inspections.
X
11) Changes to approved building plans that affect compliance to the current Washington State Energy Code (WSEC), ventilation and Indoor Air
Quality Code (VIA), Building/Plumbing/Mechanical Codes and/or Mason County Regulations shall be approved prior to construction.
12) PURSUANT TO INTERNATIONAL CODE, ALL SITES MUST HAVE APPROVED NUMBERS OR ADDRESSES PROVIDED IN SUCH A
POSITION AS TO BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET OR ROAD FRONTING THE PROPERTY. MASON COUNTY
BUILDING DEPARTMENT REQUIRES THAT THIS BE COMPLETED PRIOR TO CALLING FOR ANY SITE INSPECTIONS. A REINSPECTION
FEE, BASED ON RATES AS ADOPTED BY THE JURISDICTION AND THE INTERNATIONAL CODE WILL BE ASSESSED IF
OWNER/CONTRACTOR FAILS TO POST ADDRESS ON SITE PRIOR TO REQUESTING INSPECTIONS.
X S/
13) A Road Access Permit or Approval must be granted by the Mason County Department of Public Works. For more information contact Public
Works, at (360)427-9670, ext. 450. The building permit will not be"finaled" until the permit holder can show proof that the access permit from
Public Works has been "finaled"and approved.
X
14) Contractor registration laws are governed under RCW 18.27 and enforced by the WA State Dept of Labor and Industries, Contractor Compliance
Division. There are potential risks and monetary liabilities to the homeowner for using an unregistered contractor. Further information can be
obtained at 1-800-647-0982. The person signing this condition is either the homeowner, agent for the owner or a registered contractor according to
WA state law. X `1
COM2005-00088 3 of 5
15) The mechanical system for which energy consumption, performance, or mode of operation are regulated by the 2001 Washington State Energy
Code (WSEC)and Ventilation And Indoor Air Quality Code (VIAQ)shall be tested to ensure that control devices, equipment and systems are
• calibrated, adjusted and operate in accordance with approved plans and specifications. Drawings and notes shall require commissioning in
accordance with WSEC section 1416.4.
Lighting controls shall be tested to ensure that control devices, components, equipment and systems are calibrated, adjusted and operate in
accordance with the approved plans and specifications. A complete report of test procedures and results shall be prepared and filed with the
owner. Drawing notes shall require commissioning in accordance with WSEC 1513.7.
X
16) Fire apparatus access roads standards chapter 14.17 of the Mason County Building Code shall be adhered to. X
An automatic fire alarm Cepa7:::
72 and Maxon County s andar s and monitored by an UL certificated monitoring company shall be
installed in this building. la and permit is required. X
19,
A rapid access "Knox"system is required for this building. Contact Mason County Fire District#6 at 360-898-4871 for requirements. The
complex's existing system may have adequate capacity for this additional building. X
Although the building plans do not show a hood and duct system, the pre application review commented on "fire suppression @ cooking".
A fixed fire suppression system is required to protect commercial cooking appliances that emit grease laden vapors. An approved UL 300 system
would be required. Separate plans and permit would be required. X Zy
Ar
Minimum 2A10BC rated fire extinguishers are required to be within 75 feet travel distance in approved locations and mounted no more than 48
inches from the finished floor to the top of the extinguisher. X
Upon completion of the fire alarm system under the separate plans and permit, a confidence test of the complex i's reciLRred to ensure proper
operation and building identification reporting to the fire alarm control panel and the monitoring company. X
This permit becomes null and void if work or construction authorized is not commenced within 180 days,or if construction or work is suspended for a period of 180 days at any time after work is
commenced. Evidence of continuation of work is a progress inspection within the 180 day period. Final inspection must be approved before building can be occupied.Proof of continuation of
work is by means of a progress inspection.The owneror the agent on the owners behalf,represents that the information provided is accurate and grants employees of Mason County access to
the above described prop and structu for review and inspection.
OWN ER OR AGENT: DATE:
COM2005-00088 4 of 5
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SUN PATH CUSTOM CONSTRUCTION
3460 N Mission Rd. W
Bremerton, Washington
7/31/06
HARMONY HILL - COMMONS BUILDING JOB #523
MASON COUNTY PERMIT CENTER - Debbera Coker
Debbera,
First, I want to thank you for working closely with us on the Harmony Hills
Commons project, permit # COM 2005-00088. We have several subjects with
accompanying documents for your review as follows:
1) In reference to the revised joist plan, I believe this was reviewed with
Mark Core, Mason County Building Inspector last fall during the foundation work.
Attached are (2) copies of the Huttig joist plan. Accompanying them are copies 9f
the same plan stamped by the engineer of record for the project, Gary Swensen. - CDM Me4-4,f
on (n5per-- c
2) In reference to the plan changes for the Bayview at the North of the
Great Hall, the owners, architect, engineer and ourselves (General Contractor) were
and are all on board with the revision. Please find attached (2) copies of th
architectural plans, stamped by the engineer of record. keY1'ezder) S Ct�Pr re
0c{ 7�3110 (,,
3) In reference to the lower batter wall. Terry Vosler advised us that no
permit or inspections were required for the wall as long as it was less than 4'
high. For the small portion of the wall that is over 6' high Mr. Vosler asked us to
submit a geotech report for the compaction of the fill to create less than 4'
retaining. Attached find (2) copies of the�ech report.
cv rvn pa ct c r,
4) In reference to the handrails at the exterior monument stairs, I have
attached a response from the architect for our review.
'C-Ps fiaf
I look forward to reviewing these issues with you.
Sincerely, Walter ali ki
Sun Path Custom Construction
VROM GEO1 PD TL_HB PHO14E NO. : 'G0,`,-14r;4; Oct. 20 2005 02:2 7 KI P2
GEOTECHNICAI-
TESTING LABORATORY
HARMONY HILLS
% DAVID SHORT
7362 E SR 106
UNION, WA 98592
Re: In-dace Density Test Report performed on 10/14/05
Project: New Construction Harmony Hills, Mason County
Gentlemen
As requested we. performed on-site density testing oD backfill material in accordance with current
applicable standards. The results obtained were as follows:
TOA Teak Fe10#01 Dry Maelrves % perm! pNe#et
• toeollen aolAvre 04eiity Denrlty Optimum OompeoMd Regnlmd
Ibs/fl' Ihs/tt' Neletvre
1 $cc Photo 7.6 133.3 139.1 8.2 96.5 9 i
2 Sea Photo 7,5 134.2 138.1 82 97.2 95
If you have any questions concerning the test results_the procedures used, or if we can be of any further
assistance please call on us at (360) 754-4612.
Respectfully Submitted,
GFOTFCHNICAL TESTING LABORATORY
Wauo
J �
Harold Parks, -
Engineering,Geologist *' �,, '
1
f
cel, Jo
10011 Blomberg Street SW,Olympia,WA 99512
Phone#:(360)754-4612 Fax#.(360)754-4949
Geotechnical Testing Laboratory Page 1 of 1
10011 Blomberg St SW Project: Harmony Hill
Olympia,WA 98512 Field Density Test Report Date: 7/24/2006
Ph(360) 754-4612 ASTM D 2922/D 3017 Client: Harmony Hill
Fax(360)754-4848 Project Location: Union, WA
AOM. ". Nuclear Gauge#: C-75 Seaman
Maximum
Model Percent Wet Density Dry Density Rock %Optimum Percent Percent
Test# De th Test Location Depth or Elevation Moisture Ibs/ft3 Ibs/ft3 Proctor ID Co bs/
rrection% lbs/tty Moisture
P
ft3 Compacted Required
1 BS East End of Retaining Wall Backfill 6.8 148.6 139.1 694A 20 144.5 1 6.7 96.3 90
F%_0 ASTM D 1557(Modified Proctor) r ASTM D 698(Standard Proctor) r Native Soils 1✓ Imported Fills
Type and Number of Earth Moving Units: 1-Backhoe Reported by: Travis Harshman
Type and Number of Compaction Units: 1-HoPac
Number of Passes: NA Thickness of Lift: NA Reviewed by: Hal Parks
Method of Adding Moisture: NA
W In our opinion,compaction generally meets specifications as indicated by the test numbers.
In our opinion,compaction does NOT meet specifications as indicated by
1— the test numbers,and material should be reworked or removed.
r Contractor Advised r Full-time observation W Part-time observation
Respectfully submitted,
GEOTECHNICAL TESTING LAB
wa;4w1a4L
Harold Parks,L.G.,L.E.G.
Senior Engineering Geologist
RECEIVED
JUL 31 1006
MASON COUNTY
f (8/17/2006) Mark Core - 523 Mason Co. D. Coker 8-15-06.doc Page 1
SUN PATH CUSTOM CONSTRUCTION
3460 N Mission Rd. W
Bremerton, Washington
8/15/06
HARMONY HILL - COMMONS BUILDING JOB #523
Debbera Coker & Mark Core
I want to thank both of you for working with us on the Harmony Hills Commons
project, permit # COM 2005-00088. Mark Core & I met on site on Friday August 4 to
review inspection details. Currently we are working to finalize the Temporary
Building Occupancy (TBO) process.
REVIEW OF PREVIOUS PLAN, PERMIT, AND INSPECTION QUESTIONS, RESOLVED ON SITE 8/4:
1) Revised Huttig joist plan and copies of the same plan stamped by the
engineer of record for the project, Gary Swensen. Work approved on site
by Mark core, noted on permit card.
2) Plan changes for the Bayview at the North of the Great Hall.
Architectural plans, stamped by the engineer of record, approved by
Mason County and approved on site by Mark Core.
3) Handrails at the exterior monument stairs. Mark Core has determined
that the building will required (2) handrails, one on each side of
stair.
4) Drywall in Great Hall signed off
REVIEW OF ITEMS REQUIRED for TEMPORARY BUILDING OCCUPANCY (TBO) , SCHEDULED 8/17:
I have called for the Mason County TBO inspection for Thursday 8/17. Mark
Core & I proposed that any of the items below that might be incomplete or
any items deemed necessary for the TBO will be written up as corrections.
Harmony Hill is not planning on public occupancy until late in the week of
8/21
Foundation vent grates or covers Will be complete Thurs 8/17
Water maker/W.C. 's/sinks Will be complete Thurs 8/17
Exterior doors/panic hardware/closers Panic hardware shortly
Electric trims/exit/emergency lighting Underway
Alarm trim/final/Fire Marshall inspect Scheduled Wed 8/16
Door to Mech room Will be complete Thurs 8/17
Ramps to (5) pairs of doors @ Great Hall, Will be complete Thurs 8/17
full width w/ paint stripe
Small ramp @ gathering/foyer entrance Will be complete Thurs 8/17
Stairway handrails, 1 each side Underway
Fire extinguishers On site
Cocoa mats Will be complete Thurs 8/17
ITEMS NOT REQUIRED
Gutters
Showers, anticipate them being complete by 8/25
Doors to bathrooms, trims throughout, carpet
I look forward to reviewing these issues with you.
Sincerely, Walter Galitzki
WALTER G
Sun Path Custom Construction
SUN PATH CUSTOM CONSTRUCTION, INC. (360)275-0774 phone
3460 N. Mission Rd. W. (360)373-2424 fax
Bremerton, WA 98312
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10M11.2-fiEGURE 100.11.2 •°:ry�
of stairway treads, landings or outer walking suffeCas t(I(��_1.1..2.Intermediate,hands'aft1suertnOdl
(S@@ HgurS "I UU8.11.1). This ra tJiramernt iwappllcable required sothaE sac�►Ticmh of tllt xixiriatly,Wi�itl}.t
for bdtusts, including handralis within a dwelling unit. agrnss catty Attu wi[ttin 3tJ iuclKs(762 xlim)ot.s liandtt" ,
rneuwrnntul stairs,hmidt'ails shalt t*laCateil slung
xmut p:Ah of e{p.a19 travel
4,In order tv alwr�y�t:lss I vall�6le'to t>Me.:user:o#'!il �l tlr ,�
way.ltib.rtta3.xi rr>um�sta.nce;t4,�;tuti�dral4 fr arrl nri ii;i..tiE
regUirrd Wld#t i6 to be not'Mpre,thih 3q::�rtckia
mm), People tend to walk.eltgacent to WdrdiF ; ni 'r(I
intermedliote hand rallt .ism.not prpv�ded.fpC:+!e!y !i 1d1?;,.;�:
Hna'rnony'Hill-Commons stairways.the center,padion of such str�ir�r +.Yy111:.np r
RF1#11-Monumental Stair
July xtc,2oot) malty rec:eiv+6litnitscS ass.M.pn:irrtportca�ntly,lrA.eme�gt�li�,,,,a
C.IeB, me corder portions.of wtda.:esta!rwa� wltri heua��,;,�
Required Egress Width: ralls'w4uid rn aptly.ba us#t cl tip. peed t;p e�ness#ratiial,i!
equi ed Egress
ant ids Summary rather(!'earn delay it by o'vercrowdlnq at the aides urSlh.:f'tdlslli.
A2,01Great Halt,Foyer.Gathering_ 18U Occwunti handralls. This would- triPVcialIY bO•true lundor.pa+si{i:2'
-18C' 1005.1; 180 x 0.3=54"total required stair width. conditions. Without the, requiremerlt for lrltsrmecfied
We have(4)main swans of egrese,fi'otn the building site. handrails. the use of w1de.Interior staifways txst,iid be�
1. Suuth Te-cmee to the east nn�road, gome partimlarly hazardous. •..... ; .
2. East side of Great Hall to the cast ri❑g road. The distance to the handrail awfles #p the "r ulre�
3. Monumental Stair dew»/north to the access path. wi t) of t-le stairway. it e stairway IS rda er n. .
1. West side of building up A.Le bill to the ring mnri y;'
mrn in ,rri u n a.
S4"/4= 14"required exit width(al nlotaumental stair. mrn are re uiro base an occu art oa see,
Stair width required to be 44"tnin(IBC 1009.0. 1 rt errs a rahandrails are rtr� re'' ra
qua a Satety is prvvl a sNnca Ine occupants,araa -ry
-IBC 1005.1. 180 x 0.2�z 36"total required door width. the 30 inches(762 mm)within the I'candreils pi olded ;",u
We have provided(7)exits at the shell of the building each side.
for a total door exit width of 396". The •raguio wo kortt,,.for..rhonvrtl0.nt0l,:•st:311w3 ?u
with..the very wlda.stairway in.t�tsion':. . the rr3quireld.,
width,While handrails on both a�le3sf•lhe, .staltway mil
De'sufficient to accon.rnc,4Atat the. r�lquirgd.,wadth,
haWreilg rr'0y not.no;n.ear the;;strearn of traffw or elwa�ra;
apparent to the user.fh'*ie Wan',tt31e hen dr2 t are t6:lae;::
paced in a loc,atioii More reflebtive of tho ogress Patti p'%
WILIPINc 1*1 errruc�f1)Rr
R[j*UjRE0 EGRESS s 60' BUILDING-OR STRUCTURE
RCQUIRCO E0RES6 s W'
HANDRAV
r....►wwrw�
IlAI�DRAIL'y., � •'1
HARMONY HILL
_.____..... APPR.0X.M-fATRLV ;
.'s
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''�A;sF7tlhlt.rti r4AruML PATH -"ASSUMED'NATURAI.PATH
OF TRAVEL FOR cr irtkvet fOR
MONUMEN'W-01AN761 n1mgUl hN:ft KAIM
ForSit 1 inch=26A. m
Figuro 1004.11.2
RANDRAILS FOR MONUMENTAL STAIRS
11p 2G03 tt1TERNA�T1flN/►k.L1,UlN >Nl=GOQEK'f dN t;1 ARV
Z0 Egtid AE)ij3N3 H.Ldd Hns VZVZCLC09C 60 :bT 900Z/8Z/L0
07/28/2006 08:00 FAX 360 427 7798 MASON CO PERMIT CTR Z 002
1009.11.2—FIGURE 1009.11.2 MEANS OF EGRESS
of stairway treads, landings or other walking surfaces 1009.11.2 Intermediate handrails. Intcrmediate handrails are
(see Figure 1009.11-1)- This requirement is applicable required so that all portions of the stairway width required for
for all uses, including handrails within a dwelling unit. cgress capacity are within 30 inches(762 mm)of a handrail.bn
monumental stairs,handrails shall be located along the most di-
rect path of egress travel.
❖In order to always be available to the user of the stair-
12• way,the maximum distance to a handrail from within tha
required width is to be not more than 30 inches (762
HANDRAIL q
mm). People tend to walk adjacent to handrails, and if
intermediate handrails are not provided for very wide
RAMP stairways, the center portion of such stairways will nor-
mally receive limited use.More importantly,in emergen-
t ties, the center portions of wide stairways with hand-
rails would more aptly be used to speed up egress travel
rather than delay it by overcrowding at the sides with the
IT handrails- This would especially be true under panic
conditions. Without the requirement for intermediate
handrails, the use of wide interior stairways could be-
come particularly hazardous-
1 TREAD The distance to the handrail applies to the "required
DEFrH width" of the stairway. If a stairway is greater than 60
inches (1524 mm) in width, but only 60 inches (1524
HANDRAIL mm)are required based on occupant load (see Section
�I 1005.1), intermediate handrails are not required. Ade-
STAIRWAY quate safety is provided since the occupants can use
`` the 30 inches(762 mm)within the handrails provided on
11 each side.
�l The requirement for monumental stairways deals
i with the very wide stairway in relation to the required
For sI_ 1 inch=25.4 mm_ __ width.While handrails on both sides of the stairway may
be sufficient to accommodate the required width, the
Figure 1009.11.1 handrails may not be near the stream Of traffic or even
HANDRAIL REQUIREMENTS apparent to the user.In this case,the handrails are to be
placed in a location more reflective of the egress path
I
i;
I
I
t BUILDING OR STRUCTURE
REQUIRED EGRESS 580" BUILDING OR STRUCTURE
REQUIRED EGRESS 500'
lei
} HANDRAILS
HANDRAIL —�
II) HANDRAIL \
!I
r
I
1
30 i
I�I " 30' 30„ 3D -
ASSUMED NATURAL PATH `A SUMED NATURAL PATH
t' OF TRAVEL FOR
II MONUMENTAL STAIRS OF TRAVEL FOR
I MONUMENTAL STAIRS
For SI: 1 Inch=25-4 mm.
j Figure 1009.11.2
HANDRAILS FOR MONUMENTAL STAIRS
'I
al
.I
07/28/2006 08:00 FAX 360 427 7798 MASON CO PERMIT CTR 121003
1009.11.3—1009-11.5
MEANS OF EGRESS
(see Figure 1009.11.2
for handrail locations for monu- 1009.11.4 Continuity.Handrail-gripping surfaces shall be con- +
sinuous, withour interruption by newel posts or other obstiuc-
mental stairs). tions.
I
Handrails with a circuar Exceptions:
)<009.1X3 Handrail graspability. l ,
cross section shall have an outside diameter of at least 1.25 1, Handrails within dwelling units are permitted to be in-
inches (32 IIrm) and not greater than 2 inches(5 I rum)or shall terrupted by a newel post at a stair landing,
provide equivalent graspability.Tf the handrail is not circular,it 2 Within a dwelling unit, the use of a volute, turnout or
shall have a perimeter dimension of at least 4 inches(102 .) starting easing is allowed on the lowest tread. f'
and not grcaier than 6-25 inches (1(50 mm) wish a maximum
cross-section dimension of 2-25 inches (57 mm). Edges shall 3. Handrail brackets or balusters attached to the bottom
have a minimum radius of 0-01 inch (0.25 nun). surface of the handrail that do not project horizontally
>• grasping a handrail firmly and sliding the beyond the sides of the handrail within 1-5 inches(38 F,
The ability of g p 9 mm)of the bottom of the handrail shall not be consid-
hand along the rail without meeting obstructions are im- ered to be obstructions and provided further that for
portant factors in the safe use of stairways and ramps. each 0.5 inch(13 mm)of additional handrail perimeter
This section requires that handrails have a circular 102 mm),the vertical clear- I
dimension above 4 inches( � •t
cross section with an outside diameter of at least 1.25 ance dimetsion of 1-5 inches(38 rrrm)shall be permit-
inches (32 mm)but not greater than 2 inches (51 mm). ted to be reduced by 0.125 inch(3 mm).
A handrail with either a very narrow or a large cross sec- as it relates to handrail
Lion is not graspable in a power grip by all able-bodied -*.-The degree of occupant safety
-strength or use is a function of the features of handrail construction.
users and certainly not by those with hand ;
with-
flexibility deficiencies. Noncircular cross sections can Handrails must be usable for their entire length with-
le
fle approved ci way of the alternative noncircular crite- out requiring the users to release their grasp.Typically,
ria in this section, as long as they provide a suitable in traveling the means of egress, an individgal's fingers
gripping surface_ Edges must be rounded so that they will trail along the rail. If handrails are to be of service to ;
are not sharp- An example is shown in Figure the occupants,they must be uninterrupted and
a dcontinu-
ous, Oversize newels or changes in the gsystem
can cause interruption of the handrail, requiring the oc-
cupants to release their grip [see Figure 1009.11.4(1)].
Exceptions 1 and 2 provide for handrail details that have
i
been used for years in dwelling units. 3 pro-
vides P
for conventional methods of handrail support
while providing the user with an uninterrupted gripping j
surface. The larger handrail size permits shorter brack-
ets since geometrically the finger clearance
m a i -
talned. For example, a handrail with a pes mete
inches (127 mm) would be permitted to have a
1.25-inch(32 mm)clearance to the bottom bracket[see
Figures 1009.11-4(2)].
1909.11.5 Handrail extensions. Handrails shall return to a
_ wall,guard or the walking surface or shall be continuous to the
handrail of an adjacent stair flight.Where handrails are not con-
tinuous between flights,the handrails shall extend horizontally
at least 12 inches(305 mm)beyond the top riser and continue to ;!
slope for the depth of one tread beyond the bottom riser. f,
,
Exceptions: 41„I!
1, Handrails within a dwelling unit that is not required to ,II
be accessible need extend only from the top riser to theJ.
t
bottom riser.
MINIMUM 2- Aisle handrails in Group A occupancies in accordance
with Section 1024-13. 4
0.01" RADIUS requirements is to
:•The purpose of the handrail return
prevent a person from being injured by falling onto the
For sl: I inch 25A men. end of a handrail or catching an article of loose clothing I
Figure 1009.11.3 on it-The length that a handrail extends beyond the top
EXAMPLE OF ALTERNATIVE and bottom of a stairway ramp or other location where
HANDRAIL CONFIGURATION handrails are otherwise not continuous is an important
1059
�nni wTFRNeTIONAL BUILDING coDE!COMMENTARY
SUN PATH CUSTOM CONSTRUCTION, INC.
3460 N Mission Rd. W
Bremerton, Washington
8/18/06
HARMONY HILL - COMMONS BUILDING
Larry Waters, Debbera Coker & Mark Core
Thanks again for working with us on the Harmony Hills Commons project,
permit # COM 2005-00088 . Larry Waters, Walter Galitzki, Eric Blegen and
Gretchen Schodde met on site on Thursday August 17 to review the require-
ments for the Temporary Building Occupancy (TBO) .
After walking the site we agreed that the following items will be
required:
ITEM SCHEDULED
Exterior doors to have panic hardware and closers Tues & Wed 8/22-23
/ADA path to Creekside parking Complete
,,Stairway handrails, 2 sides Wed 8/23
We will be scheduling an inspection for Thursday August 24 to confirm
the above and obtain the TBO. We are asking for the TBO to be effective
through September 12 when we will be back on site to complete the building.
Sincerely, Walter Galitzki
WAL711Z G
Sun Path Custom Construction, Inc.
1009.11.2-FIGURE 1009.11.2 MEANS OF EGRESS
of stairway treads, iandings or other walking surfaces 11009.11.2 hiterntediate handralts.Intermediate harul-ill,arc
(see Figure 1009-11 1). This requirement is applicable required so that all portions of the stairway width required for
for all uses, including handrails within a dwelling unit. egmss capacity are within 30 inches(762 nun)of a handrail.On
rttonurttental stairs,handrails shall be ltwnlyd alone,thc nwst di-
rect path of egress travel.
�:•In order to always he available to the user of the stair-
way,the maximum distance to a handrail from within the
required width is to be not more than 30 inches (762
mm). People tend to walk adjacent to handrails, and 6
Harmony Hill-Commons intermediate handrails are not provided for very wide
RFI#11-Monumental Stair stairways,the center portion of such stairways will nor,
July 28,2006 malty receive limited use.More importantly,in emerges-
ties, the center portions of wide stairways with hand-
Required Egress Width: rails would more aptly be usrfd to speed up egress travel
A2.01 Occupant Load Summary rather than delay it by overcrowding at the sides with the
Great Hall,Foyer,Gathering= 180 Occupants handrails. This would especially be true under panic
-IBC 1005.1: 180 x 0.3=54"total required stair width. conditions. Without the requirement for intermediate
We have(4)main means of egress from the building site: handrails, the use of wide interior stairways could he-
I. South Terrace to the east ring road. come particularly hazardous.
2. East side of Great Hall to the east ring road. The distance to the Handrail applies to the "required
3. Monumental Starr down/north to the access path. width" of the stairway, If a stairway Is greater than
4. West side of building up the hill to the ring road, inches 41524 mm In width, bull only bU me es 4
54"/4= 14"required exit width @ monumental stair. mm are required based on occupant low(see,15ection
Stair width required to be 44"min(113C 1009.1). 1 p05.1 , intermediate handrails are no re airs e-
quate sa ety Is prover since the occupants can use
-IBC 1005.1: 180 x 0.2=36"total required door width. the 30 inches(762 mm)within the handrails provided on
We have provided(7)exits at the shell of the building each side.
for a total door exit width of 396". The requirement for monumental stairways deals
with the very wide stairway in relation to the required
width.While handrails on both sides of the stairway may
be sufficient to accommodate the required width: the
handrails may not be near the stream of traffic or suss
apparent to the user. In this case,the handrails are to be
placed in a kor.,ation more reflective of the egress path
BUILDING OHSINUICTURE /
KI-QUIREU EGRESS 5 60' -BUILDING OR STRUCTURE
�,'' �'`•� RCQUIRED EGRESS s 60'
HANDRAILS ,i'�!
HANDRAIL
r �
I tANDRAIL?•
HARMONY HILL
_ APPROXIMATELY
3'L,ANDINGiPLAZA
s� I E ...
ASSUNIFI)NATURAL P.AT1 i ASSUMED NATURAL PATH
OF TRAVEL FOR or TR"CL FOR
MONUMENTAL SIAIH5 MONUMENTAL STAIRS
For SI; 1 itch=2b.4 nun.
Figure 1009.11.2
HANDRAILS FOR MONUMENTAL STAIRS
10-58 2003 INTERNATIONAL BUILDING CODE"COMMENTARY
MASON COUNTY RESIDENTIAL PLANS SUBMITTAL CHECKLIST
Owner's Name: ffZ� � ^i/ / Date: d�f'' dj Reviewed By:
Documents RECEIVED
uilding Permit Applicatio Completed y .s ��;l JUL 1 Planning Intake Checklist Completed, 2005
ite plan includes:Allowable building area,roo verhangs,decks,etc. 426 W.
CEDAR ST:
pparatus Access Road info require o
Energy Code Application Form-O Electric wall heater O Electric central furnace O LPG Furnace
O Heat pump with electric furnace /Meat pump with LPG furnace O Boiler(heat type )
O Other: Specify:
echanicaUPlumbing A lication-WATER HEATER FUEL TYPE G a 1e
eGe
gineering? Yes oSnow load used: S Seismic Zone(circle one) D r D2
otechnical report or assessment?
Constructto Plans:,Z3 COMPLETE SETS
, —Mans Legible ecognized Scale levation Views
ross Section
,Foundation Plan Aoof Framing Plan Floor Plan-Use of Rooms Noted
o,C Floor Framing Plan-all floor levels represented? Loft,crawlspace,etc.
—Deck Framing Plan, including covered.porch framing
Plan Details:
Roof framing details,truss lay-out may be needed
—Wall Framing-Does bearing-wall height exceed 10'?(Engineering may be required)
—Floor framing: Floor joists: ,Floor beams:
—Window headers: Typical header:
Foundation: footing size,reinforcement
—Concrete Walls-Does Concrete Wall Height Exceed 9'?(Engineering may be required)
—Landings at all exits? Less than 30"above grade? Y / N
—Heated By Furnace-Location of Furnace
—Fireplace/Stove Information Shown-Fuel Type?
_Window Sizes Marked on Plans
2-Story Garage? (Engineering may be required) R602.10.1, 1"story of a two-story D1-45%,D2—55%
— Braced wall panels(shear walls)marked on plans or lateral engineering? (Plans may not be approved if not provided.)
COMMENTS:
IRREGULAR BUILDINGS(Irregular Shape)R301.2.2.2.2
Irregular portions of structures shall be designed in accordance with accepted engineering practice. A portion of a building shall be
considered to be irregular when one or more of the following conditions occur:
1)Exterior braced wall line or BWP cantilevered or offset by more than 4'
2)Roof or floor is not laterally supported on all edges
2A)Portion of roof or floor extend more than 6 ft.beyond the braced wall line:
3)End of BWP extends more than 1 ft.over an opening more than 8 ft in width below.
4)Opening in a floor or roof exceed the lesser of 12 ft. or 50%of the least floor or roof dimension.
5)Portions of floor level are offset vertically
6)Shear wall lines do not occur in two perpendicular directions.
7)When a story above grade is includes masonry or concrete construction(exc:fireplaces,chimneys,and veneer).
When this applies the entire story shall be designed.In accordance with accepted engineering practice.
2003 IRC Plans submittal checklist simplified/WORD
REQUIRED BRACED
WALL PANEL
REQUIRED BRACED
OUT OF PLANE WALL PANEL
OFFSETIN
EXTERIOR BRACED - ————WALL PANELS ------------ — -------- -- I
Ell I FT1 I
I
—_—_—_—_—_—_—_—_-- —_—_ ------- -- -----
SECTION VIEW SECTION VIEW ,r
LE
Figure R301.222.2(1)
BRACED WALL PAOUT OF PLANE
11 1
MORE THAN,FT MORE THAN 1 FT
EXTERIOR ELEVATION EXTERIOR ISOMETRIC
4 FT WITH 2 x 12 For SI:1 foot=304.8 mm. Figure R30122.22(5)
BRACED WALL PANEL EXTENSION OVER OPENING
CANTILEVER/SET - MORE THAN B2/2
rI BACK SHALL ONLY IS IRREGULAR ==_
SUPPORT ROOF __-----�� rr== _��
AND WALL WEIGHTIz
it II I� B' B'2
II II II I I
II 11 ® II II II II
SECTION THRU CANTILEVER 4FT WITH 2x12 SECTION THRU SET BACK � LL==_==JL=======JJ L�-====JL=======•�J
MORETHAN B1/2
For SI:1 Tech=25.4 mM,1 foot=304.8 mm. IS IRREGULAR
Figure R3012.2.2.2(2) PLAN VIEW PLAN VIEW
BRACED WALL PANELS SUPPORTED BY CANTILEVER OR SET BACK
- Figuro FC4012.222(8)
OPENING LIMITATIONS FOR FLOOR AND ROOF DIAPHRAGMS
r�II =____---II II ____
— �TnJED
OISTS CANNOT BE
DIRECTLY TOGETHER FLOOR
EpDIRECTLY TOGETHER
E
II-------JI it --11
II II II II
�I II 1� II
L_L-- --AL----J)I II
DASHED LINE INDICATES
BRACED WALL LINE BELOW LI
THERE IS NO BRACED
PLAN VIEW WALL LINE ON THIS EDGE
OF THE ROOF SECTION VIEW SECTION VIEW
Figure R301.2.2.2.2(3)
FLOOR OR ROOF NOT SUPPORTED ALL EDGES Figure R3012.2.2.2(7)
PORTIONS OF FLOOR LEVEL OFFSET VERTICALLY
BRACED WALL LINES ARE
NOT PERPENDICULAR
_________
II II — -------------1
I ___--------
JL----JL------
ROOF OR FLOOR SHALL BE PERMITTED
TO EXTEND UP To FEET BEYOND THE ————`- ----------��- ---J
BRACED WALL LINE `NO BRACED WALL PANEL ABOVE --—'----————————
PERMITTED AT THIS LOCATION
PLAN VIEW PLAN VIEW
For SI:I foot=304.8 mm- Figure R301.2.2.2.2(4) BRACED WALLFigure
LINES NOT PERPENDICULAR
ROOF OR FLOOR EXTENSION BEYOND BRACED WALL LINE