20060619143938.pdf0
PIN,
DATE: June 19, 2006
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
TO: Phil Kallsen
phil@kallsenarchitecture.com
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FROM: Jenny Readwin, Plans Examifteikk
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RE: Plan Check # 2006-0677
Project: Vantassell Addition
Project Address: 234 4tb Ave N.
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) The key to the site plan is not on the reduced copy. Please provide a reduced size copy of this
information. It can be on a separate sheet of paper no larger than 8 Y2" x 14.
2) On the site plan label main floor as existing and second floor as proposed to clarify scope of work.
3) Provide attic ventilation calculations.
4) Specify all uses of space for the basement floor plan,
5) Specify thickness of existing foundation wall.
6) Verify that the minimum natural light and ventilation requirements of R303 will be maintained with
proposed covered porch blocking some existing basement windows (i.e. artificial light and mechanical
ventilation).
7) Clarify how 220 efin Whole House Fan in Attic, at specified in the Energy Handout, will provide
required ventilation (will this be part of a duct system?).
8) Handrails are required to be continuous the full length of the stairway, Revise exterior porch stair
configuration to allow for continuous handrail (can't turn comer at end).
9) Structural calculations need to be stamped and signed by a licensed Architect or Engineer.
10) Sheet S I shows structural general notes, shearwall and holdown schedule by Reed and Associates
however we did not receive any structural calculations prepared and stamped by Wendell Reed, PE.
Please provide.
11) For detail 12/6 revise ledger bolt size and spacing to 3 1/8" x 4 Y2" @ 4" o.c. or provide calculations
stamped and signed to justify size and spacing shown on plans.
12) Calculations for N-S Upper floor West V2calls out SW4 and plans show SW1. Revise calculations to
match or provide revised calculations.
13) Show how all loads from 5 1/8" x 6 GLB on the Roof framing plan at the East bedroom between
gridlines C and D are carTied to bearing.
14) Provide detailed description on the plans for how underpinning the foundation will be done.
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.
0 Epoxy bolts/holdowns
CITY OF EDMONDS
SPECIAL INSPECTION AND TESTING AGREEMENT
The project at z3q av-c �-J issued under building permit
number 2,pote- oce7:7 requires special inspection andlor testing per IBC Chapter 17. The
complete list of special inspections is attached to this document.
BEFORE A PERIVHT 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 specialmspection record and the dafly 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 f6flowing:
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:MMP\BUILDING\SpeciallnspectionAgreementIBC.doe 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 inspectionwhen 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 not4y 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.1he
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 A 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. ffis/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
Date
Date
Date
City Building Official Date
L:\TEMPTUILDING\SpeciallnspectionAgreementIBC.doc 7/04
SPECIAL INSPECTION AND TES 17ING SCHEDULE
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PROJEUNAME
REINFORCED CONCRETE, GUNITE, GROUT AND MORTAR:
CoDcr"t Goafte Grout: Mortar
JAgMgateTesEs
Reinforcing Tests
Mix Designs
RrinfoTcinq Placta=1
B;ltcb Plant Inspection
bspect Ph6n-C
Cast Samples
Pick-up Samp]
Corripmssion Trsrs
PRECAST/PRESTRESSED CONCRETE:
mt-x� ff"Fr-lems
arc -yests
ciny Tests
Tests
Mix ttsqm
i
Reinforcing Placement
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MASONRY
— Special Inspection Stresses Used
— Preliminary Acceptance Tests (Masonry Units, Wall prisms)
— Sub-qufml Tests (Mmar. Grout, Field Wall Prisms)
— Placeircm Inspeajon of Units
Tcsts
'2-0062— Oce-77
BU11,DwG Fi3tmrr No-
Aklrr'P-T -9 -%FLUAL U4S?ECj10Q
STRUCnMALSTEELMELDING:
— Sample and Tm (list specific membas below)
— Shop MaL-" identification
— Welding lraVecu— 0 Shop D Field
— Ultrasonic I-P-- DSbop Ofirld
— lEgli-strength Bolting
luspoction
DShop DF)cld
0 A325 ON OX D F
D A490
— Metal Deck Welding Inspection
— Reinforcing Steel Welding Inspection
— MMI Stud Welding Inspection
— Conc-le Insen Welding Inspection
FIREPROOFING:
— Placernera Inspection
— Density Tests
— Thickness Tests
— Inspect Batching
INSULA71NG CONCRETE:
— Sample and Test
— Placcownt inspection
— Unit Weights
FILL NIATERIAL:
— Acceptance Tests
— Placement Inspection
— Field Dcnsity
STRUCTURAL WOOD:
— Shm wall Nailing Inspe"ion
— Inspection of Glu-Jam F-2b,
— Inspect ion of Ty uss Joist Fib,
ADDITIONAL INSTRUCTIONS OR OTHER TESTS Sample and Test Components
AND INSPECTIONS:
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BUILDING PLANNING
TABLE R301-5
MINIMUM UNIFORMLY DISTRIBUTED LIVE LOADS
(in pounds per square foot)
USE
LIVE LOAD
Attics with storageb
20
Attics without stoag.b
10 X_
Deckse
40
Exterior balconies
60
Fire escapes
40
Guardrails and handrailsd
200
Guardrails in -fill componentsl
_26q_50
Passenger vehicle garagesa
50a
Rooms other than sleeping rooms
40
Sleeping room
30
Stairs
ForSI:- I pound persquare foot =0.0479 klsi/m� I square inch= 645 mm� I
- pound = 4.45 N.
a. Elevated garage floors shall be capable of supporting a 2,000-pound load
applied over a 20-square-inch area.
b. No storage with roof slope not over 3 units in 12 units.
c. Individual stair treads shall be designed for the uniformly distributed live
load or a 300-pound concentrated load acting over an area of 4 square inch-
es, whichever produces the greater stresses.
d. A single concentrated load applied in any direction at any point along the
top.
e. See Section R502.2. 1 for decks attached to exterior walls.
f. Guard in -fill components (all those except the handrail), balusters and panel
fillers shall be designed to withstand a horizontally applied normal load of
50 poundsonan areaequalto I squarefoot. This load need notbe assumed to
act concurrently with any other live load requirement.
TABLE R301.6
MINIMUM ROOF LIVE LOADS IN POUNDS -FORCE PER SQUARE
FOOT OF HORIZONTAL PROJECTION
TRIBUTARY LOADED AREA IN
SQUARE FEET FOR ANY
STRUCTURAL MEMBER
201 to
ROOFSLOPE
0 to 200
600
Over 600
Flat or rise less. than 4 inches per
foot (1:3)
20
16
12
Rise 4 inches per foot (1:3) to
less than 12 inches per foot (1: 1)
16
14
12
Rise 12 inches per foot (1: 1) and
greater
12
12
ForSI: 1 square foot =0.0929 rn� I pound per square foot= 0.0479 kN/M2,
I inch per foot = 0.0833 mm/m.
TABLE R301-7
ALLOWABLE DEFLECTION OF STRUCTURAL MEMBERSa.b.c
STRUCTURAL MEMBER
ALLOWABLE
DEFLECTION
Rafters having slopes greater than 3/12 with no
finished ceiling attached to rafters
L/180
Interior walls and partifions
H/180
Floors and plastered ceilings
LJ360
All other structural members
U240
Exterior. walls with plaster or stucco finish
1-1/360
Exterior walls —wind loads" with brittle finishes
L/240
Exterior walls —wind loadsa with flexible finishes
L/1-20
Note: L = span length, H = span height.
Footnotes to Table R301.7
a. The wind load shall be permitted to betaken as 0.7 times the Component and
Cladding loads for the purpose of the determining deflection limits herein.
b. For cantilever members, L shall be taken as twice the length of the cantile-
ver.
c. ror aluminum structural members or panels used in roofs or walls of sun -
room additions or patio covers, not supporting edge of glass or sandwich
panels, the total load deflection shall not exceed L/60. Forsandwich panels
used in roofs or walls of stuiroom additions or patio covers, the total load
deflection shall not exceed LA20.
R301.8 Nominal sizes. For the purposes of this code, where di-
mensions of lumber are specified, they shall be deemed to be
nominal dimensions unless specifically designated as actual di -
men sions.
SECTION R302
LOCATION ON LOT
R302.1 Exterior walls. Exterior walls with a fire s4aration
distance less than 3 feet (914 mm) shall have not less than a one -
hour fire -resistive rating with exposure from both sides. Pro-
jections shall not extend to a point closer than 2 feet (610 mm)
from the line used to determine the fire separation distance.
Exception: Detached garages accessory to a dwelling lo-
cated within 2 feet of a lot line �ave r
. 2of egale projec
PC, rw-fl fb-
tions, not exceeding 4 inches.
Projections extending into the fire separation distan*ce.shall
have not less than one -hour fire -resistive construction on the
underside. The above provisions shall not apply to walls which
are perpendicular to the line used to determine the fire separa
tion distance.
Exception: Tool and storage sheds, playhouses and simiil�r
structures exempted from permits by R105.2 are not re-
quired to provide wall protection based on location on1he
lot. Projections beyond the exterior wall shall not. extend
over the lot line.
R302.2 Openings. Openings shall not be permitted in the exte-
rior wall. of a dwelling or accessory building with a fire separa-
tion distance less than 1 feet (914 mm). This distance shall be
measured perpendicular to the line used to determine the fire
separation distance.
Exceptions�
1. Openings shall be permitted in walls that are p6rpen-
dicular to the line used to determine the fire separation
distance.
2. Foundation vents installed in compliance with this
code are permitted.
R302.3 Penetrations. Penetrations located in the exterior wall
of a dwelling with a fire separation distance less than 3 feet (914
mm) shall be protected in accordance.with.Section R317:.3.
Exception: Penetrations shall be permitted in walls: that are,
perpendicular to the line used to determine the fire sepata-�
tion distance.
SECTION R303
LIGHT, VENTILATION AND HEATING
R303.1 Habitable rooms. All habitable rooms shall bepto-
vided with aggregate glazing area of not less than 8 percent of
44 2003 INTERNATIONAL RESIDENTIAL CODEQ1
BUILDING PLANNING
the floor area of such rooms. Natural ventilation shall be
through windows, doors, louvers or other approved openings to
the outdoor air. Such openings shall be provided with ready ac-
cess or shall otherwise be readily controllable by the buildifi�
occupants. The minimum openable area to the outdoors shall
be 4 percent of the floor area being ventilated.
Exceptions:
1. The glazed areas need not be openable where the
open-ing is not required by Section R310 and an ap-
proved mechanical ventilation system is provided ca-
pable of producing 0.35 air change per hour in ' the
room or a whole -house mechanical ventilation system
is installed capable of supplying outdoor ventilation
air of 15 cubic feet per minute (cfm) (7.08 L/s) per oc-
cupant computed on the basis of two occupants for the
first bedroorn and one occupant for each additional
bedroom.
2. The glazed areas need not be provided in rooms where
Exception I above is satisfied and artificial light is
provided capable of producing an average illumina-
tion of 6 footcandles (6.46 lux) over the area of the
room at a height of 30 inches (762 mm) above the
floor level.
R303.2 Adjoining rooms. For the purpose of determining
light and ventilation requirements, any room shall be consid-
er6d as a portion of an adjoining room when at least one-half of
the area of the common wall is open and unobstructed and pro-
vides an opening of not less than one -tenth of the floor area of
the interior room but not less than 25 square feet (2.32 m2).
�Exception: Openings required for light and/or ventilation
�shall be permitted to open into a thermally isolated sunroorn
addition or patio cover, provided that there is an openable
.area between the adjoining room and the sunroom addition
or patio cover of not less than one -tenth of the floor area of
the interior room but not less than 20 square feet (1.86 m2).
The minimum openable area to the outdoors shall be based
upon the total floor area being ventilated.
R303.3 Bathrooms. Bathrooms, water closet compartments
and other similar rooms shall be provided with aggregate glaz-
ing area in windows of not less than 3 square feet (0.279 m2),
one-half of which must be openable.
Exception: The glazed areas shall not be required where ar-
tificial light and a mechanical ventilation system are pro-
vided. The minimum ventilation rates shall be 50 cfm (23.6
Us) for intermittent ventilation or 20 cfm (9.4 L/s) for con-
tinuous ventilation. Ventilation air from the spare shall be
exhausted directly to the outside.
R303.4 Opening location.
R303.4.1 Intake openings. Mechanical and gravity outside
air intake openings shall be located a minimum of 10 feet
(3,048 mm) from any hazardous or noxious contaminant,
such as vents, chimneys, plumbing vents, streets, alleys,
parking lots and loading docks, except as otherwise speci-
fied in this code. Where a source of contaminant is located
within 10 feet (3048 mm) of an intake opening, such opening
shall be located a minimum of 2 feet (610 mm) below the
contaminant source.
For the purpose of this section, the exhaust from dwelling
units, toilet rooms, bathrooms and kitchens shall not be con-
sidered as hazardous or noxious.
R303.4.2 Exhaust openings. Outside exhaust openings
shall be located so as not to create a nuisance. Exhaust air
shall not be directed onto walkways.
R303.5 Outside opening protection. Air exhaust and intake
openings that terminate outdoors shall be protected with corro-
sion -resistant screens, louvers or grilles having a minimum
opening size of 1/4 inch (6.4 mm) And a maximum opening size
of 1/2 inch (12.7 mm), in any dimension. Openings shall be pro-
tected against local weather conditions. Outdoor air exhaust
and intake openings shall meet the provisions for exterior wall
opening protectives in accordance with this code.
R303.6 Stairway illumination. All interior and exterior stair-
ways shall be provided with a means to illuminate the stairs, in-
cluding the landings and treads. Interior stairways shall be pro-
vided with an artificial light source located in the immediate
vicinity of each landing of the stairway. For interior stairs the
artificial light sources shall be capable of illuminating treads
and landings to levels not less than 1 foot -candies (11 lux) mea-
sured at the center of treads and landings. Exterior stairways
shall be provided with an artificial light source located in the
immediate vicinity of the top landing of the stairway. Exterior
-stairways providing access to a basement from the outside
grade level shall be provided with an artificial light source lo-
cated in the immediate vicinity of the bottom landing of the
stairway.
Exception: An artificial light source is not required at the
top and bottom landing, provided an artificial light source is
located directly over each stairway section.
R303.6.1 Light activation. The control for activation of the
required interior stairway lighting shall be accessible at the
top and bottom of each stairway without traversing any
steps. The illumination of exterior stairways shall be con-
trolled from inside the dwelling unit.
Exception: Lights that Are continuously illuminated or
automatically controlled.
R303.7 Required glazed openings. Required glazed openings
shall open directly onto a street or public alley, or a yard or court
located on the same lot as the building.
R303.7.1 Roofed porches. Required glazed openings may
face into a roofed porch.where the porchibuts a street, yard
or court and the longer side of the porch is atleast 65 percent .
open and unobstructed and the ceiling height is not less than
7 feet (2134 mm).
R303.8 Required heating. When the winter design tempera-
ture in Table R301.2(l) is below 60'F (16*C), every dwelling
unit shall be provided with heating facilities capable of main-
taining a minimum room temperature of 680.17(20"Qatapoint
3feet(914mm) above the floor and 2 feet (610 mm) from exte-
rior walls in all habitable rooms at the design temperature.The
2003 INTERNATIONAL RESIDENTIAL CODE(D 45