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Readwin, Jennifer From: Readwin, Jennifer Sent: Wednesday, December 28, 2005 10:02 AM To: 'snlovell@comeast.net' Subject: Plan Check 05-570 Building Comments 20051.228040604.p df(293 KB) Jenny Readwin PIans Examiner Ci y of Edmonds 425-771-0220 o� ED`y�O City of Edmonds � PLAN REVIEW COMMENTS BUILDING DIVISION (425) 771-0220 DATE: December 28, 2005 TO: Steve Lovell Snlovell@comcast.net FROM: Jenny Readwin, Plans Exami er RE: Plan Check # 05-571 Project: Addition Project Address: 8312 Talbot Rd. During review of the above noted application, it was found that the following information, corrections, or clarifications are needed. J) -L. bel datum point. on the site plan. P ovide calculations stamped and signed by the Engineer of record to justify connection of floor -r, ��st ledger to the foundation on detail A. This does not meet conventional construction. Also c jt hrt bolts are to be used (i.e. J style bolts that will be hooked and tied before the wall is 4V `' gip u "d or epoxy bolts). If they will be epoxy, special inspections are required. 3) P ovide letter from Geotechnical Engineer of Record stating that he has reviewed the plans and that they are consistent with his report recommendations. 4) Special inspections are required for the following. Complete the enclosed special inspection agreement signed by the owner, the general contractor and the special inspector and submit to the City for approval prior to issuance. • Soil cuts 7 • Foundation sub -grade verification • Any retaining wall or rockery placement • And fill placement • Subsurface drainage installation • Temporary and final erosion control measures 5) See attached structural comments from city consultant. Respond to each item in writing. Please redline plans or submit two (2) sets of revised plans/documents (affected sheets only) with a written response to each of the above items to a Permit Coordinator. Eagle Eye Consulting Engineers, PS PO Sox 523 Olalla, WA 98359 hoygeter@centurytel.net 253 857-4151 Fax 253 857-5759 To: JoAnne Zulauf City of Edmonds Edmonds Wa, 98020 Re: Lovell Residence 8312 Talbot Rd Edmonds, Wa 98020 Plan Review # 05-571 EECE # ED 81 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 ordinance, structural, ventilation and indoor air quality (VIAQQ, and energy 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. General 1. It is not clear what is existing or what is new. Please add a sheet to show the complete existing conditions. R106.1.1 2. Drawings are required to clearly show the egress windows. These windows are required to be operable and meet minimum size. Please add this information to the drawings. R311 Sheet 1 ELEVATIONS: 4. Based off the elevation there are decks going to be built but there are no details for the framing of these decks. Please add this information on the drawing for these decks. 8301.1 Sheet 3 LOWER FLOOR: i r 5. Please specify the door required' the crawl space. This is required to be insulated. Sheet 4 MAIN FLOOR: 6. All sleeping rooms are required to have operable window for egress_ All that is shown is the opening. Please label all required location for the egress windows on the drawings. R310 7. Please add details on the drawings for the guards. All that is stated is 38" railing. Details are required. 9. It appears the window next to the stair is required to be safety glazed. The window is within 36". R308.4 10. The attic access size should be specified on the drawings. Please add this to the set. R807 Sheet 5 UPPER FLOOR: 11. Please provide the size of the concrete patio outside the storage room. 3 of 5 Sheet 6 MAIN FLOOR FRAMING: a 13. All doors are required to have a minimum landing size specified. Please add this to all exterior doors. 8311.4.3 STRUCTURAL COMMENTS General 14. Design used Gypsum wall board for shear resistance. The R for Gypsum Shearwall is 2 not 6.5. The walls have different stiffness and different material therefore the R value is not the same? Please modify design and drawing accordingly. 15. Please clarify how you determine the wind pressure to be 10.6 PSF. The exposure is D per notes and this does not match exposure D. Provide analysis to justify the wind design pressure used. IBC 1609.6.2.1 16. Provide analysis for the wind pressure at each zone. This must be compared to the minimum force required per IBC 1609.6.2.1.1. The one that creates the largest design force must be used. Please submit this on the response. IBC Figure 1609.6.2.1 17. I was unable to find where the horizontal diaphragm nailing was specified. Please add this to the drawings. Sheet 2 FOUNDATIONS: 18. Check analysis shows the footing that supports the beam A This will not support the loads. One side has a 3" Diameter footing but the other side does not specify the footing to use. The typical spread footing of 18" by 10" will not support the design loads. Pleaseusubmit analysis for this condition or modify drawings to reflect a larger footing. Sheet 4 MAIN FLOOR: 19. Please provide detail on the drawing for the half -wall. This is required to resist a force applied in any direction of 200 pounds. All that is stated is 112 wall. IBC 1607.7.1 4 of 5 MITIMIMUM-11121=6183AI-11 ".1-5112161 20. Please specify the floor diaphragm straps to tie the diaphragm together. The straps are shown but it is not clear what the required strap size is or how the contactor is required to install them. Please add strap detail to tie into the shear walls. IBC 2304.9.6 21. Please provide calculation for the existing header that is supporting the triple joist. IBC 1604.4 22. I was unable to find what the required support is for the new beam. A. One side shows a 6X6 member what about the other side? Please add this information to the drawings. IBC 2304.9.6 23. Please specify the required columns under the beams and girders. Also the required connection. IBC 2304.9.7 24. PIease clarify how the uniform loads were determined. For example: the live loads are required to be 40 PSF. For beam B the live load uniform loads is 40*26/2=520PLF. The load the beam was designed for was 575 pl£ ( 575-520=55 PLF) Therefore the maximum dead load this beam is able to support is 4.2 PSF. There is more dead load on this beam. All beams were not checked so on the response please clarify how the uniform loads where determined with the design of the beams. 25. Please specify the garage header size. IBC 2304.9.6 Sheet 7 UPPER FLOOR FRAMING: 26. Please specify the column size required for the beams. The lower floor does not specify these. For example the column to support the beam C. Also a positive connection is required to be shown or specified at these locations. There are other locations. IBC 2304.9.7 Sheet 9 BUILDING SECTIONS: 27. Please add the horizontal diaphragm nailing requirements for the floor system.. The roof was called out but I was unable to find where the floor diaphragm nailing was called out. 28. Stair Section: The detail states a LSSU 210. What is the post size it is attaching to? This is required to be specified. Please add this to the set. IBC 106. 1.1 5 of 5 29. Provide analysis for the railing detail. The railing is required to resist 200 pounds point load applied in any directions. This also includes the connections. IBC 1607.7.1 30. The railing detail shown is for when joists run perpendicular to the exterior railing. But the railing wraps around the roof deck. Details are required to shown for this condition when the railing detail parallel to the roof deck joist. Please add this detail to the drawings. IBC 106.3.3 31. Please specify the spacing of the 8d nails shown in the sections. IBC 106.3.3 32. Please provide calculation for the column in the garage. The height is 14'. NDS 3.7 ENERGY COMMENTS Prescriptive method used: No comment at this time. V&IAQC COMMENTS General: 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 (253) 857-4151 between 8:00 a.m. and 5:00 p.m. By: Hoyt Jeter, P.E. President CITY OF EDMONDS SPECIAL INSPECTION AND TESTING AGREEMENT The project at . a3 l a _ _�jD± issued under building permit number requires special inspection and/or testing per IBC Chapter 17. The complete list of special inspections is attached to this document. BEFORE A PERMIT CAN BE ISSUED: The owner and contractor and special inspector shall complete this agreement and the attached structural test(s) and inspections schedule including the required acknowledgements. APPROVAL OF SPECIAL INSPECTORS: Each special inspector shall be approved by the Building Official prior to performing any duties or inspections. Each special inspector shall submit Statement of Qualifications to the Building Official for review. Special inspectors shall display identification when performing special inspections on 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, if any, must have prior approval by the City based on a separate written plan reviewed and approved by the Building Official and the engineer or architect of record. 2. Report Non -conforming Items The special inspector shall bring 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 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. 3. Complete Daily Reports Each special inspector shall complete and sign both the special inspection record.and the daily report form for each day's inspection. These records shall remain at the jobsite with the contractor for review by the City Building Inspector. d. Furnish Weekly Reports 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 of daily inspections and tests made with applicable locations • List of all non -conforming items • Report on status of non -conforming items (resolved or unresolved) • Itemized changes authorized by the Architect, Engineer and City if not included in non- conformance items. S. Furnish Final Construction Report The special inspector or inspection agency shall submit a final signed report to the City stating that all items requiring special inspection and testing were fulfilled and reported. And, to the best of L:ITEMPIBUILDING1Specia]inspectionAgreementIBC_doc 7/04 his/her 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 or unresolved items or any discrepancies in inspection coverage, (i.e., missed inspections, periodic inspection when continuous inspections were required, etc.) shall be specifically itemized in this report. B. Contractor Responsibilities 1. Notify the Special Inspector 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 schedule 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. 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. Ci of Edmonds Building De artment Responsibilities 1. Approve special inspectors or inspection agencies The building department shall approve all special inspectors and special inspection requirements. 2. Monitor special inspection and approve weekly reports Work requiring special inspection and the performance of special inspectors shall be monitored by the City Building Inspector. His/Her 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. D. Owner Responsibilities 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 The engineer or architect of record shall include special inspection requirements on the plans and specifications. ACKNOWLEDGEMENTS I have read and agree to comply with the terms and conditions of this agreement. Owner Special Inspector General Contractor City Building Official L:ITFMP1BUlLDING1SpeciallnspectionAgreementiBC.doe 7/04 Date Date Date Date SPECIAL INSPECTION AND TESTING SCHEDULE QP ,R _ PRQTECrN "-"-` Pal ` a � V� BUiLMNfi PERMt1' NO. rk0X T ADDRESS lJ TES SPECTIO : ACFNCT.a SPECtAC It35P6L: DR REINFORCED CONCRETE, GUNITE, GROUT AND MORTAR: STRUCTURAL SI'EEVWELDING: Costcme Gnn3te Grwt Mnrtar, i Aggregate Tests Reinforcing. Tests Mix Designs Reinforcing Placertrent Batch Plant Inspection Inspect Platin:• Cast Samples Pick-up Samples Compression Tests PRECAST/PRESTRESSED CONCRETE: rrrra ruin -Acres rre-ft= tUddmg Aggteltale'Ttsts Reinforcing Tests Tendon Tests Mix Desiens Reinforcing Placement Insert Placement Concrete Batching concrete Placement Installation Insepction cast 5amnles )ICS Tests MASONRY.- - SpeeiaiInspection Stresses Used — Preliminary Acceptance Tests (Masonry Units. Wall Prisms) — Subsequent Tests (Mortar, Grout, Field Wall Prisms) — Plwement Inspection of Units ADDITIONAL INSTRUCTIONS OR OTHER TESTS AND INSPECTIONS: _ —.pe and Test (hst .,gxxu c nxmbets below) — Strop Material Identiinatm Welding Inspect. Cl Shop © Fuld Ultrasonic Inspection ❑ Sbop D Field — Ifigh-strength Boning Inspection D Shop .D Field ©A32S ON OX OF D A490 Metal Deck Welding Inspection Reinforcing Steel Welding inspection — Metal Stud Welding Inspection Concrete Insert Welding Inspection FIREJ'ROOFING: — 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 STRUCTURAL WOOD: — Shear Wall Nailing Inspection Inspection of Glu -)am Fab- - Inspection of Truss Joist Fab- - Sample and Test Components