Correspondence (559) •
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(YIP • RONALD
JAMES
EC
PED
January 6, 2003
Stephen M. Winstead, Architect
Winstead and Associates
P.O. Box 2198
Oregon City, Oregon 97045
Dear Stephen,
The following are responses to your plan review comments dated 12- 30 -02.
1. GENERAL REQUIREMENTS:
a.) REMINDER: Secure clearances from Planning,
Engineering, and Fire Departments.
b.) GRADING & DRAINAGE require separate review and
permit by City.
c.) AMERICAL WITH DISABILITIES ACT (ADA): It shall be
the responsibility of the project Architect, Engineer,
Designer, Contractor, Owner, Lessee to research the
applicability of the ADA requirements to this structure.
The City of Tigard reviews plans and inspects structures
only for compliance with Chapter 11 of the OSSC, which
may not include all the requirements of ADA.
d.) DEFERRED SUBMITTALS: Deferred submittals are
those items that do not accompany the original
documents but are necessary prior to issuance of a
permit. Please contact the building official for approval of
deferred submittals. In addition, please list any other
items that are to be deferred submittals. Submittal
documents for deferred submittal items shall be submitted
to the architect or engineer of record who shall review
4742 Liberty Road Box 194 Salem Oregon 97302 (503)363 -1456
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them and forward them to the building official with a
notion indicating that the deferred submittal documents
have been reviewed and that they have been found to be
in general conformance with the design of the building.
The deferred submittal items shall not be installed until
the building official has approved their design and
submittal documents. (Section 106.3.4.2).
2. PLANS AND DOCUMENTS:
a.) MISSING DOCUMENTS:
1. Truss drawings need to be submitted for review and
approval prior to installation.
Truss drawings have been provided for review.
2. Energy code forms.
Energy forms have been re- submitted for your
review.
3. BUILDING CLASSIFICATION:
a.) OCCUPANCY `B" (Bank)
b.) MIXED OCCUPANCY: None indicated.
1. There is a 1 -hour assembly indicated between the
general office area and the restrooms. This is
confusing since there is no occupancy separation
required. Please clarify. It appears that it may have
been used in lieu of required parapets as defined in
exception 709.4.1 exception 5.2. The exception
required that where structural framing elements are
not parallel then the entire span of such framing and
elements supporting such framing shall not be less
than one -hour fire - resistive construction. The
ramifications are that the all bearing walls
supporting the roof trusses need to be rated.
Your assumption is correct. We are protecting
the roof members along with the load bearing
wall since they are parallel to the wall.
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2. This structure is to be used as a Bank. Please
explain if there is a lobby or waiting area. Banks
usually have a waiting area that is calculated at 7
square feet per person. The overall impact could
result in the need for two exits.
We do not plan on having a lobby or a waiting
area in this bank, therefore only (1) exit is
required at this time. There is no need for a
lobby with the type of bank this will be.
c.) TYPE OF CONSTRUCTION: VN
d.) HEIGHT AND NUMBER OF STORIES: 2
e.) LOCATION ON PROPERTY LINE:
1. See item 3b1 above.
2. The roof overhang appears to extend over the
property line at the stairs.
The roof overhang has been modified, please
see S2.0 for the changes that were made.
4. OCCUPANCY REQUIREMENTS:
a.) GENERAL REQUIREMENTS: No issues noted.
b.) SPECIAL PROVISIONS: No issues noted.
c.) LOCATION ON PROPERTY: See items above.
d.) ACCESS AND EXIT FACILITIES:
1. See comments above in 3b2.
e.) LIGHT, VENTILATION AND SANITATION:
1. Ventilation requirements need to be noted on the
construction documents. See Section 1203.2.1. for
anticipated ventilation requirements.
Please note the Outside Air Calculations (OSA)
on the floor plans, sheets A2.1 and A2.2 under
the room tags.
f) SPRINKLER REQUIREMENTS: No issues noted.
g.) SPECIAL HAZARDS: No issues noted.
h.) FIRE ALARM SYSTEMS: No issues noted.
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5. FIRE PROTECTION REQUIREMENTS:
a.) FIRE EXTINGUISHERS:
1. Both placement and quantity per Fire Marshal. One
(1) fire extinguisher rated at not less than 2A10B: C
shall be in an accessible location and in plani view
for every 3000 sq ft of floor area. The maximum
travel distance to each extinguisher shall not
exceed 75 ft. Fire extinguisher location is measured
along the path of travel. Standard 10 -1 OUFC.
Please see placement of fire extinguishers on
sheets A2.1 and A2.2 along with the revised
classification of the extinguisher under the
"SYMBOL KEY" on each page.
b.) ADDRESS:
1. Approved numbers or addresses shall be provided
for all new buildings in such a position as to be
plainly visible and legible from the street or road
fronting the property.
Please see note on the west elevation on the
revised sheet A3.2.
6. FIRE- RESISTIVE ASSEMBLIES:
a.) STRUCTURAL FRAME, WALLS, FLOORS & CEILINGS:
1. The revision submitted has attempted to clarify the
rated assemblies required. There is a concern for
what is being done for the exterior walls where there
is a one -hour rated assembly required. Any of the
assemblies in Table 7 -8, Item 18, will suffice. You'll
need to decide which one.
Please see the approved one -hour assembly for
the one -hour wall on sheet A2.1 and A2.1 which
we plan on using.
b.) FIRE -RATED CORRIDOR. 1005. No issues noted.
c.) PENETRATIONS of rated walls and ceilings shall be
protected per UBC 704.
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d.) SHAFTS: 711. No issues noted.
e.) PARAPETS. 709.4. See item 3b1 above.
f.) ENCLOCURES: 1009. No issues noted.
g.) AREA & OCCUPANCY SEPERATIONS: No issues noted
except for 3b 1 above.
h.) SMOKE & FIRE DAMPERS. 713.10,11.
1. Since it appears that the entire lid for most of the
lower level will need to be protected because of the
parapet issue, then each mechanical penetration
will need to be fire dampened.
Any penetrations that will be occurring will not
be through rated ceiling or wall assemblies but
rather through a one -hour wrap back.
i.) EXIT PASSAGEWAYS. 1011. No issues noted.
j.) HORIZONTAL EXIT. 1008. No issues noted.
7. EXITING:
a.) NUMBER, LOCATION, DISTANCE:
1. This is an issue if two exits are required from the
lower level. This would need to be resolved if there
is a waiting area or lobby.
b.) FIRE -RATED CORRIDORS per UBC 1005.7, 1005.8.
This is not an issue.
c.) EXIT DOOR HARDWARE shall conform to UBC 1004.3.
No issues noted.
d.) EXIT SIGNS AND EXIT ILLUMINATION shall conform to
UBC 1013 & 1014.
1. Anytime the building is occupied, the means of
egress shall be illuminated at the intensity of not
less than 1 foot - candle at the floor. This needs to be
demonstrated on the construction documents.
Please see the revised sheet A6.1. for the UPS
citcuit.
e.) STAIRS: No issues noted.
8. HANDICAPPED ACCESSIBILITY: No issues noted.
9. ENERGY CONSERVATION:
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a.) ENERGY DOCUMENTS AND FORMS:
1. We did not review any energy code forms. They
may have been submitted previously. If not then
please provide them.
Energy forms have been re- submitted for your
review.
10. DETAILED CONSTRUCTION REQUIREMENTS:
a.) ANCHORAGE of HVAC & equipment on roofs &
platforms. Provide details.
1. When units weigh in excess of 400 pounds they are
required to be supported for both vertical as well as
seismic loads. Please clarify weights and provide
calculations where required.
The furnaces in the attics The Rheem RGPHO3
model weighs 85 lbs. The Rheem RGPHO4
model weighs 85 lbs.
b.) ATTIC VENTILTION:
1. The vault is in an area where ventilation of the attic
is in direct conflict with the fire - protection required
with the " Wrap- back" alternative in lieu of parapet
walls. Please clarify how ventilation is done.
We have added (2) notches per rafter, (1) notch
top and (1) notch bottom as to receive cross
ventilation. Please see sections "B" and "C" on
A3.1
c.) FLAME - SPREAD CLASS:
1. The finish materials used on interior walls and
ceiling shall not exceed that set forth in UBC, Table
8 -A, B. This is a general note.
This note has been noted as general note #1 on
the revised sheets A2.1 and A2.2.
d.) STAIR CONSTRUCTION:
1. It is unclear if the walls are ballooned framed or are
they stopped at the landing and then continued
above the landing. Also, what are you using for the
landing framing?
Please see revised section "E" and "F" for the
labeled stair members, along with the 2 nd floor
framing plan on sheet S2.0.
e.) VENEER:
1. Please provide a detail on how the veneer is to be
attached.
The brick veneer has been provided for your
review as detail #1 on sheet A3.1.
11. MECHANICAL REVIEW COMMENTS: These are general
comments.
a.) Condensate waste pipes from air - cooling coils shall be
sized in accordance with the Oregon Mechanical
Specialty Code, Section 310.2.
Please see the mechanical plans that have been
provided for your review by the mechanical
contractor, sheets M2.1 and M2.2.
b.) Water heaters shall be anchored or strapped to resist
horizontal displacement due to earthquake motion.
Strapping shall be at points within the upper 1/3 and lower
1/3 of its vertical dimension.
Please see the mechanical plans that have been
provided for your review by the mechanical
contractor, sheets M2.1 and M2.2.
c.) Please provide equipment schedule on all units. Provide a
gas line diagram with validation of gas line sizes. Also
locate meter location.
Please see the mechanical plans that have been
provided for your review by the mechanical
contractor, sheets M2.1 and M2.2.
d.) Gas piping valves shall not be located in above ceilings
spaces whether used as a plenum or not. An accessible
shutoff valve shall be installed in gas supply piping
outside of each appliance and ahead of the union
connection thereto. Shutoff valves shall be within 3' of the
appliance it serves and in the same room or space where
the appliance is located.
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Please see the mechanical plans that have been
provided for your review by the mechanical
contractor, sheets M2.1 and M2.2.
e.) Where unions are necessary, in a gas supply system,
right and left nipples and couplings shall be used. Unions
may be used at exposed fixture or appliance connections
and exposed exterior locations immediately downstream
from the building shutoff valve.
Please see the mechanical plans that have been
provided for your review by the mechanical
contractor, sheets M2.1 and M2.2.
f.) Air moving systems supplying air in excess of 2000 cfm
shall be equipped with an automatic shutoff. The power
source to the equipment shall be interrupted upon
detection of smoke in the main return air duct served by
such equipment. Smoke detectors shall be labeled by an
approved agency for air duct installation and shall be
installed in accordance with the manufacturer's
installation instructions. When fire detection or alarm
systems are provided for the building, the smoke
detectors shall be supervised by such systems.
Please see the mechanical plans that have been
provided for your review by the mechanical
contractor, sheets M2.1 and M2.2.
g.) Appliances designed to be fixed in position shall be
securely fastened in place. Supports for appliances shall
be designated and constructed to sustain vertical and
horizontal loads within the stress limitations specified in
the Building Code. Please provide support details for
HVAC equipment.
Please see the mechanical plans that have been
provided for your review by the mechanical
contractor, sheets M2.1 and M2.2.
h.) Horizontal ducts shall be braced and guyed to prevent
lateral or horizontal swing as per current SMACNA
Restraint Manual.
Please see the mechanical plans that have been
provided for your review by the mechanical
contractor, sheets M2.1 and M2.2.
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i.) Metal ducts shall be securely fastened in place at each
change of direction and as set forth in Table 6 -E of the
2002 Oregon Mechanical Specialty Code.
Please see the mechanical plans that have been
provided for your review by the mechanical
contractor, sheets M2.1 and M2.2.
j.) Openings for ducts penetrating fire - resistive membranes
are required to be equipped with smoke and fire dampers.
Factory-made air ducts shall not penetrate construction
where fire dampers are required.
Please see the mechanical plans that have been
provided for your review by the mechanical
contractor, sheets M2.1 and M2.2.
k.) Materials exposed within ducts or plenums shall have a
flame- spread index of not more than 25 and smoke -
developed rating of not more than 50 when tested in
accordance with the test for Surface Burning
Characteristics of Buildings Materials, UBC Standard 8 -1.
Please see the mechanical plans that have been
provided for your review by the mechanical
contractor, sheets M2.1 and M2.2.
I.) Provide CFM's at the registers as well as sizes.
Please see the mechanical plans that have been
provided for your review by the mechanical
contractor, sheets M2.1 and M2.2.
12. STRUCTURAL REVIEW COMMENTS
a.) VALIDATION OF LOADS:
1. The engineer of record must provide a letter stating
that he has reviewed the truss shop drawings.
We are providing these for your review.
2. Girder trusses will have point loads at ends. Provide
verification of foundation supports (footings) for
girder trusses.
We are providing these loads for your review,
we have also reviewed these Toads and checked
them with our foundation. We have determined
that our footings are adequate.
b.) HVAC LOADS
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1. The calculations do not indicate the equipment load
from the HVAC units.
Please see item #10 a. (1)
c.) SOIL DRAINGE
1. The soil report indicates drainage at both the
exterior and interior side on the foundation per
figure No. 3. Please reflect this in the construction
documents.
Please see note and detail on the foundation
plan, on sheet S2.0.
d.) DESIGN OF VAULT
1. We haven't been able to locate any calculations for
the vault wall design or the roof design.
Please see section "E" for rebar spacing.
e.) SPECIAL INSPECTION
1. Please provide a list of all items that need to be
special inspected. Also provide information to the
City of Tigard on who will be conducting the
inspection.
f) STRUCTURAL ADEQUACY
1. Please review your calculation for beam #1. We ran
the calculation separately and found that the beam
was over stressed.
The beam along with the footings has been
resized, please see sheet S2.0.
Sincerely,
Ronald James Ped
Architect, PC.
President
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