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Home My WebLink AboutCOM2008-00079 Plan Review Requirement Comments - COM Letters / Memos - 7/23/2009 MASON COUNTY E DEPARTMENT OF COMMUNITY DEVELOPMENT k Mason County Bldg. III, 426 West Cedar Street -- PO Box 186, Shelton, WA 98584 1854 www.co.mason.wa.us Shelton (360)427-9670 Belfair(360) 275-4467 Elma (360)482-5269 July 23, 2009 William& Linda Newman THCS^ � 722 E Sunset Hill Road C.,, .y , �Ta. rV T Shelton, WA 98584 f '. E-Mail: antiqueluvr@hotmail.com Re Building Permit Number: COM2008-00079, addition and remodel of existing retail building located at 1085 E Pickering Road, Shelton,WA Dear Mr. & Mrs. Newman, Thank you for submitting the building permit application referenced above. In order to complete the building department review additional information will be needed which is listed below. PLAN REVIEW REQUIREMENT COMMENTS: 1 The addition to the existing building will affect some of the existing framing elements including roof framing. Please provide roof framing details, including truss layout information, existing roof framingdetails and connection information. Changes to existing roof framing g g g may require an engineered design if proposed framing is not prescriptively allowed in the 2006 International Building Code(IBC). In addition please identify compliance to IBC Section 717 including draftstopping locations and construction,how existing roofing material will be treated in the new attic space, proposed roofing materials, and proposed headers at openings. If the remodel causes framing changes, requiring point new loads please verify that new loads trace to footings below. 2 Referencing IBC Table 1607.1the uniform live load for floors in retail spaces is 100 psf(uniform) and 1000 lb concentrated. Storage areas shall be designed for 125 psf for light load, up to 250 psf for heavy loads. Based upon the information available to our office the floor system, as designed, is not adequate. Note that the installation of an overhead door implies that a vehicle may enter the building and shall be designed for vehicle load. Please verify. In addition please provide a design prepared and stamped by a Washington State licensed design professional demonstrating that proposed materials are adequate as proposed or propose alternate materials that will support the required loads specified in the referenced table. 3 It is not clear how porch will be framed. Sheet A-6 specifies beams while sheet A-4 indicates that shear walls will be located on the exterior of the porch. Please verify porch framing& loading information. 4 The design calculations prepared by James Ashley-Cole includes general nailing instructions for roof and wall sheathing. Items #6 and#7, specify nailing at boundary edges along with field nailing atn10a inches o/c. The specifications appear to be inconsistent with what is specified within the building plans. Please verify. 5 A portion of the building,the front wall, is included in the lateral design. The new addition and modifications to the existing structure do not designate shear wall locations. Please provide details and information demonstrating compliance to IBC Section 2308, including calculations demonstrating compliance to Table 2308.12.4. Note that spacing between interior and exterior braced wall lines shall not exceed 25-feet. 6 Occupant load information is not shown on the building plans demonstrating compliance to IBC Section 1004.1. It appears that the occupant load for the space will exceed 50. Please provide occupant load calculations for review, identify exits, demonstrating compliance to 1015.2.1 (where required), exit path, signage, aisle designation, including counters, accessible exits demonstrating compliance to 1007, exit lighting, landings, including threshold information, door hardware and latches, guards, and handrail information. 7 Please provide information-demonstrating compliance to accessible elements including 1105.1 (public entrances), dimensions of restroom demonstrating compliance to ICC/ANSI 117.1-2003, and accessible signage locations. 8 All new elements of the proposed addition and existing structure shall comply with the 2006 Washington State Energy Code. Compliance shall apply to all elements including doors, windows, mechanical systems and lighting. Please complete non-residential energy code forms enclosed. Include a lighting plan showing lighting controls demonstrating compliance to WSEC Section 1513. Please make sure that the lighting plan reconciles to the required lighting summary form. In addition please provide information demonstrating that the mechanical system complies with the Washington State Ventilation& Indoor Air Quality Code (VIAQ). 9 Please provide information demonstrating compliance to IBC Section 1210, surrounding materials. 10 If a vehicle will ark inside the structure pplease provide information demonstrating compliance to IBC Section 406.1.3. 11 Please provide a list of materials that will be stored in designated storage and display area, demonstrating compliance to IBC Section 309.2. Will the storage and display area be accessible to the public to use? Please verify. 12 Referencing IBC Chapter 17 special inspections are required when concrete is required to be greater than 2500 psi. Note that engineer general notes specify 3000 psi. Please arrange for the engineer to correct or provide completed special inspection authorization form designating the special inspector. A special inspection authorization form is enclosed. In addition the engineer specifies anchor adhesive, HIT HY150. The approved evaluation report specifies special inspection is necessary. Mason County is willing to perform the required inspection provided holes are prepared in accordance to manufacturers specifications. Specifications shall be available during inspection and all materials, including anchors, are also required to be on-site during the inspection. Please identify inspection preference. 13 The Fire Marshal has added the following conditions to the permit. Please review and verify compliance, noting location:on plans: THESE PWIS MUST BE 0,M nA&K SITE a) Install an NFPA 72 compliant automatic fire alarm system, the system is required to be fully monitored by a UL certified monitoring company. A separate permit application is required to be submitted for and issued prior to the installation of the system. b) A fire hydrant is required to be installed within 400 feet of the furthest point along the perimeter of the building. c) Install 2AIOBC fire extinguishers so the maximum distance of travel does not exceed 75 feet in any direction and mounted no more than 60 inches above the floor to the top of the unit. d) A key box (knox box) is required to be installed on the building per section 506 of the 2006 International fire code. Please contact the local fire district for more information and inspection. When you have compiled the requested information please submit it to the Mason County Building Department, attention D. Coker. Please respond to comments, in writing, in the order listed. Revisions, required as a result of this letter must be transferred onto proposed building plans. Where required, please return two sets of revised plans and documents. If you have questions please contact me at(360) 427- 9670 ext. 510 or via e-mail at: dlc@co.mason.wa.us Sincerely, b Coker Mason County Building Department Plans Examiner Word/COM2008-00079 cc: Codan Consulting, Attn Ralph Provencal, 1221 Frederick Lane NE, Olympia, WA 98506/E-mail: codan5@mail.com / FAX: (360) 528-6759 Pedersen Construction Company, PO Box 360, Littlerock, WA 98556/FAX: (360) 352-7382 Encl.: WSEC forms: Envelope, mechanical, & lighting summary form Special Inspection Authorization form Fog i i12e z3f4o Ufa (o rn roen f r 000 A /d � mac► c' C ' � 7G7 Com !e de 1 3��• s�t . '�sIS' Sew eA� ``�1 Nv-�e�S 7 8`dbloc— - -------- Y X 6P �37� a � Ni r c.p '1 Cps g o� ,300 L7D 97 qF) +I(� 4 -7t j CP X 3Co = 3 3z -7 + 49 228 8 Page I of 2 i Debbera Coker - Re: Comment letter permit number COM2008-00079, Newman project From: Debbera Coker To: Provencal, Ralph Subject: Re: Comment letter permit number COM2008-00079, Newman project O Please mark braced wall panels on plans verifying that the walls conform with section 2308. While doing so make sure braced walls do not exceed 25-feet in any direction. In addition please provide information about proposed braced wall panel (4-ft panel, 2'-8" panel, etc.) Look at section 1105, does the building comply? 60% As indicated in the pre-application meeting, please complete the compliance forms for envelope, lighting and mechanical. New elemnets shall comply with current code requirements. >>> "Ralph Provencal" <codan5@maii.com> 7/23/2008 9:50 PM >>> Debbera - Since the property is on a well, I am surprised at the assumption by the fire marshal that there is a watermain in the area of the project capable of supplying a fire hydrant. Can you get me any county data on such a fire line? I am meeting with the engineer tomorrow morning to review your structural comments, however some of them are confusing. It appears you are finding the drawings difficult to read. #2 and #10 - Checking the rear elevation on page Al clearly shows the sill of the overhead door to be approximately 2 ft above grade. This is a loading/unloading door only. There is no provision for a vehicle entering the building. #3 - Sheet A6 does NOT specify beams as structural element of the porch. The beams shown are wholly decorative for hanging display items. No part of the building load-bearing structure rests on the those beams. This note is found on sheet A4. The end walls of the porch are the structural elements and are shear walls, designated so on sheets A3 &A4 as required by the engineering. #4 - Items # 6 & 7 will be checked with the engineer.The plans will be altered as necessary. #5 -The plans clearly show only two shear walls types in the project, #1 and #4, as described in the engineering. These are the end walls of the porch as #1 and the new front wall of the building as #4. These are the only two currently planned shear walls. Based on our reading of the code, we are in complyance. A more specific comment would be greatly appreciated. It appears possible that an interior wall in the front addition was inadverdantly left un-marked as a braced wall. We will review the referenced section of code. #7 -The public entrance is clearly marked as is the existing access ramp and entrance. The toilet room is also clearly marked as to clear floor areas for accessible use and the required clearances at the door and between fixtures. Accessible signage locations are to be determined in conjunction with your department, as not all jurisdictions follow the same ideology. #8 -The heating system is already installed. Any questions regarding the code compliance thereof should be addressed to that permittee. The insulation package analysis was included in the submittal with the plans. This same documents shows the intended installed insulation levels are to meet or exceed the required prescriptive standards of the WSEC. #12 -The engineer has agreed to a 2500# concrete specification. He will clarify his documents. The issues of special inspection for the adhesive will also be addressed. Other issued identified in your letter will be addressed by the appropriate person(s) in a later communication. Ralph about:blank 7/24/2008 Page 1 of 2 Debbera Coker - Re: Comment letter perniit number COM2008-00079, Newman project From: Debbera Coker To: Provencal, Ralph Subject: Re: Comment letter permit number COM2008-00079, Newman project CC: Waters, Larry Please plan on responding as instructed in the last paragraph of the letter. Unfortunately when information trickles in, in pieces, things can get lost causing lost time. Appreciate your cooperation on this. Please contact Larry Waters at 360 427-9670 ext. 285 to discuss the Fire Marshal condition. >>> "Ralph Provencal" <codan5@mail.com> 7/23/2008 9:50 PM >>> Debbera - Since the property is on a well, I am surprised at the assumption by the fire marshal that there is a watermain in the area of the project capable of supplying a fire hydrant. Can you get me any county data on such a fire line? I am meeting with the engineer tomorrow morning to review your structural comments, however some of them are confusing. It appears you are finding the drawings difficult to read. #2 and #10 - Checking the rear elevation on page Al clearly shows the sill of the overhead door to be approximately 2 ft above grade. This is a loading/unloading door only. There is no provision for a vehicle entering the building. #3 - Sheet A6 does NOT specify beams as structural element of the porch. The beams shown are wholly decorative for hanging display items. No part of the building load-bearing structure rests on the those beams. This note is found on sheet A4. The end walls of the porch are the structural elements and are shear walls, designated so on sheets A3 &A4 as required by the engineering. #4 - Items # 6 &7 will be checked with the engineer.The plans will be altered as necessary. #5 -The plans clearly show only two shear walls types in the project, #1 and #4, as described in the engineering. These are the end walls of the porch as #1 and the new front wall of the building as #4. These are the only two currently planned shear walls. Based on our reading of the code, we are in complyance. A more specific comment would be greatly appreciated. It appears possible that an interior wall in the front addition was inadverdantly left un-marked as a braced wall. We will review the referenced section of code. #7 -The public entrance is clearly marked as is the existing access ramp and entrance. The toilet room is also clearly marked as to clear floor areas for accessible use and the required clearances at the door and between fixtures. Accessible signage locations are to be determined in conjunction with your department, as not all jurisdictions follow the same ideology. #8 -The heating system is already installed. Any questions regarding the code compliance thereof should be addressed to that permittee. The insulation package analysis was included in the submittal with the plans. This same documents shows the intended installed insulation levels are to meet or exceed the required prescriptive standards of the WSEC. #12 -The engineer has agreed to a 2500# concrete specification. He will clarify his documents. The issues of special inspection for the adhesive will also be addressed. Other issued identified in your letter will be addressed by the appropriate person(s) in a later communication. Ralph about:blank 7/24/2008