20060612160303.pdfCity of Edmonds
ED
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: June 12, 2006
TO: Mike F Hunsley
mhedmonds@vetizon.net
FROM: Jenny Readwin, Plans Examinq—
RE: Plan Check # 06-239 (Permit Trax Number 20060665)
Project: Hunsley Addition
Project Address: 23322 74' Ave W.
During review of the above noted application, it was found that the following information,
corrections, or clarifications are needed. 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.
1) Specify on the site plan if the fences are existing or proposed
2) According to the plans the additions are much larger than the grey shaded area on the site plan.
Show entire addition area not excluding area that is being demolished. All new square footage
should be shown on the site plan.
3) On the site plan specify new roof deck above garage and show trellis location off the front of the
garage.
4) On the elevation views, specify if existing chimney around new sunroom meets the minimum
code requirement of extending 2' above any portion of the roof within 10'.
5) Note garage/dwelling separation on plans. Minimum Y2" sheetrock required on garage side of
wall and 5/8" type X on the ceiling when there is habitable space above and minimum 20 minute
rated or 13/8" solid core door.
6) Section "A" on sheet 6/9 exterior bedroom wall addition is required to be a minimum of R-21
since this is a new wall. 2x4 studs will not accommodate R-21. Upgrade to 2x6 or provide rigid
insulation.
7) Specify on the elevation views the grade slope away from the building. If minimum 6" within
10' is not possible or habitable or useable space is below grade, foundation drainage is required.
Provide footing drain detail on foundation sections complying with R405.1 and show required
drain locations on the foundation plan.
8) Per R403.1.3 vertical rebar is required to have a standard hook. Revise foundation details to
reflect.
9) Specify size of the existing foundation and provide calculations to justify that it is large enough
to carry additional loads from existing wall family room beams (all options). Also revise beam
calculations to account for point load from triple joists.
10) Provide calculation to justify that the footing at the exterior wall side of center garage beam is
adequate.,
11) Specify which roof assembly in the IRC chapter 9 the proposed "Garden Roof 'by American
Hydrotech applies to and then provide manufactures specifications to show that it meets the
applicable material standards required for that particular roof assembly. If the prod -act does not
meet any of the roof assemblies in the IRC then a request for alternate design will be required
with a fee of $180 along with documentation that proves that the product meets code
equivalency.
12) Engineer of Record (EOR) to verify that proposed concrete slab shown in section E/8 will
adequately support the existing foundation wall.
13) Trellis shown in F/8 appears to have a cover. If this is the case rafters, sheathing and roofing
must meet minimum code requirements including 25 pound snow load, %4" per foot slope for
adequate drainage, etc. Clarify on detail.
Ledger is required at section C sheet 6. Revise detail and specify ledger lag bolt size and
spacing.
14) EOR to provide a connection detail for wood joists connecting to the steel beams. This
connection is non -conventional. If field welding is performed, special inspections will be
req-aired.
15) 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. A separate form is required for each separate special
inspector.
Soil bearing verification
Epoxy installation
Page 2 of 2
CITY OF EDMONDS
SPECIAL INSPECTION AND TESTING AGREEMENT
The project at issued under building permit
number requires special inspection and/or testing per ERC 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 Inspecto
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.
4., 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.
,5. 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.\TEMP\BUILDING\SpeciallnspecfionAgreementIBC.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 continu ous 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
jobsite.
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. City of Edmonds Building Department 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.
F. Enp-ineer 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 Wth the terms and conditions of this agreement.
Owner
Special Inspector
General Contractor
City Building Official
Date
Date
Date
Date
L:\TEMP\BUILDING\SpecialInspectionAgreenientIBC.doc 7/04
SPECIAL INSPECTION AND TESTING SCHEDULE
MO=NAME --------------
DUH_DR4GYEP3M?40_
PROJECt ADDRESS TEvnNQWS� AGENCY " SPMAL MSPECTM
REINFORCED CONCRETE, GUNITE, GROUT AND MORTAR: STRUCTURAL STEEL/WELDING.'
Concrete Gnnite Grwt Mortar — Sample and Test (list specific mcnibm below)
Aggregate Tests — Shop Material Identification
Reinforcing Tests — welding hisPecti— -D Shop F-mW
Mix Designs — L11trasonic Inspection C1 Shop fD Ficid
Reinforcing Placement — fligh-strength Bolting
Batch Plant Inspection Inspection 0 ShOp OFirld
Inspect Placing 0 A325
C29 Samples 0 A490 N 0 x 0 F
Pick-up Samples — Metal Deck Welding Inspection
Compression Tests — Reinforcing Steel Welding inspection
PRECAST/PRF-STRESSED CONCRETE: - Metal Stud Welding tnspcctim
— Concrete Insert Welding Inspection
piles Pbst-Tew Pre -Tens C6ddig
::#Aggiegate-Tests FIREfROOFING:
Reinforcinp Tests — Place"Wia Inspection
TLc-ndon Tests — Density Tcsts
Mix Dcsipns — 7bickness Tests
Reinforcing Placement — Inspect Batching
Insert Placement
Concrete Batching INSULAIING CONCRETE:
concrtteplacciocni — Sample and Test
Installation Jnscpction — Plact=nt Inspection
Cast Samples — Unit Weights
Pick-up Sarnpics
Compression Tests FILLMATERIAL:
MASONRY
— Acceptancc Tests
— Placement Inspection
— Special InsprElion Stresses Used
— Field Density
— PrelirninaryAcccptance TcstsfMasonyv Units. WANsins)
— Subsequent Tests (Morw� Grout. FicJd Wan Prisms)
STRUCTURAL WOOD:
— Placenient Inspection of Units
— Shear Wadl Nailing Inspection
— IoSpcction of G;u-lam Fab.
— Inspection offruss Joist Fab.
ADDITIONAL INSTRUCTIONS OR OTHER TESTS
— Sample and Test Components
AND INSPECTIONS:
C.
Form completed ty-. Tak.
Telepho" No.: