20060620075907.pdfCitv of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: June 19, 2006
TO: Bruce O'Neill
Dw.mick@verizon.net
FROM: Jenny Readwin, Plans Examin*
RE: Plan Check # 2006-0659
Project: 7418 169h PL SW
Project Address: 7418 169h PL SW
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) Show location of exterior deck spiral stairs on the site plan.
2) Update sheet 5 spiral stair notes to reflect minimum IRC requirements.
3) Specify height of guardrail at top of stairs open to below. Also, guardrails are required to resist 200 psf
and the in -fill components must resist 50 psf per Table R301.5. Note on plans.
4) Show how island sink will be vented through the roof or with a loop vent as permitted by UPC 909.0.Air
admittance valves are not permitted unless first approved by the Building Official under and alternate
method per UPC 301.2.
5) Specify minimum cfm rating of all exhaust fans on the floor plans.
6) 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.
7) Geotech of Record to update page 9 Summary section of report to reflect Edmonds requirements and not
City of Lynnwood or City of Seattle DPD.
8) Provide letter from Geotechnical Engineer of Record stating that they have reviewed the plans and that
they are consistent with the report recommendations.
9) 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
Temporary Shoring (if required)
Foundation subgrade verification
Retaining wall or Rockery placement
Placement of fill
Subsurface drainage installation
0 Temporary and final erosion control
10) See attached structural comments from city consultant. Respond to each item in writing.
Eagle Eye Consulting Engineers, P.S.
PO Box 523
01alla, WA 98359
hoytieter@centurytel.net
2538574151
Fax 253 857 5759
To: JoAnne Zulauf
City of Edmonds
Edmonds, WA 98020
Re:Gerdes Residence
7418 169th Place SW
Edmonds, WA 98020
Plan Review 4 06-227
Structure
Area S.F.
Lower Floor
2586
Main Floor
2611
Total
5197
Garage
815
Total
6012
Lower Floor Patio
441
Main Floor Deck
352
Wain Floor Porch
237
IGrand total
7112
Date: 6/2/06
EECE # EDM 06-24
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 Isfor Me structural only 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.
Page 2 of 5
FECE#:EDM 06-24
Gerdes Residence 06-227
STRUCTURAL COMMENTS
General
1. EOR please justify a dead load of 15PSF used in the analysis for the roof dead
load. The roof is using Concrete tiles and the dead load ranges from 9 to 14 PSF
per Standard Hand book 4th addition states in TH catalog for residential common
dead load. (V2plywood dead load = 1.5, Ceiling = 2 psf, 3ply trusses =1.5 psf,
roofing 1.5 psf adds up to 15.5 psf and this is assume the lightest tile.) Note this
does not include beam dead loads, insulations, etc that need to be accounted for in
the lateral and gravity design. Submit break down of the dead loads to justify
amount used in the lateral and gravity design and resubmit accordingly. IBC
1617.5.1 and IBC 1602.1 definition of dead load and 1605.3.1
2. EOR please justify the coefficient of friction used to resist sliding for the design of
the retaining walls. The analysis uses different amounts for different height walls.
Why does it change for the different height walls? Without a geotechnical report
table 1804.2 shall be used. The coefficient per this table for 2000 psf shall be .25.
Please resubmit retaining wall design or submit geotechnical report to justify the
amount used in the analysis. IBC table 1804.2 IBC 1806.1
3. EOR please add a key plan to show which shear wall is to use where. The analysis
state wall line 1, line 2, line A, etc but the grids are not shown on the drawing or in
the analysis and without a key plan, I was unable to determine from the drawings
which wall is reference in the analysis. Please submit this on the response in order
to complete the review. IBC 106.3
Sheet A2 Structural Notes
4. Please modify notes to meet adopted code. The UBC is not the adopted code. The
floor and roof diaphragm nailing state use LJBC.
5. Diaphragm Blocking Notes: Please adjust text in order to read note 3 and note 2.
IBC 106.3
6. Please cross off general note that do not apply for this project. For example there
are three different roofs to use. There is no way to complete the gravity check with
out know which is going to be used. Please cross off all part of this job that does
not apply when resubmitting. IBC 106.3
Page 3 of 5
EECE#.EDM 06-24
Gerdes Residence 06-227
Sheet A4 Main Floor Plan
7. Shearwall Schedule: Note 7 Code requires a single 3X member at abutting panel
edges. Please modify accordingly. IBC table 2306.4.1 foot note h and i.
8. Shearwall Schedule: Note 3: Code requires a single 3X member at abutting panel
edges. Please modify accordingly IBC 2305.3.10
Sheet A5 Lower Floor Plan
9. Shearwall Schedule: Note 7 Code requires a single 3X member at abutting panel
edges. Please modify accordingly. IBC table 2306.4.1 foot note h and i.
10. Shearwall Schedule: Note 3: Code requires a single 3X member at abutting panel
edges. Please modify accordingly IBC 2305.3. 10
Sheet A6 Foundation Plan
11. Please justify by analysis the typical wall footing at the deck will support the
vertical loads. Check analysis show a lager footing is required at this location.
EOR provide analysis to justify. ( Note this is supporting the 5-1/4XI 4 PSL) IBC
1804.1
Sheet A7 Main Floor Framing
12. EOR please provide analysis for the footing under the 5-1/4 X 14" PSL at the shop
wall. Check analysis how the standard footing at the wall will exceed the allowable
bearing pressure of 2000 psf Submit analysis to justify footing. IBC 1804.1
13. EOR please specify the size of the beam required at the 4x6 hip posts. I was unable
to determine this from the drawings. IBC 106.1
14. EOR please specify the beam required to support the stair stringers. IBC 106.1
15. EOR please specify the required post that is required under beam mark MFB4.
Based off the analysis it is supporting a reaction of 5 kips. Please add the required
size under this beam. IBC 106.1
16. EOR please specify the number of studs required under beam mark MFB5. This is
framed into shear walls and it is not clear what will be used here. There are no
calculations for the post requirements in the submittal. Please add this when
resubmitting. IBC 106.1
Page 4 of 5
EECE#:EDM 06-24
Gerdes Residence 06-227
17. Please specify on the drawing that the joist shall be nailed to the top of the PSL and
into the top plate of the 2x member at the wide flange beam in order to provide
bracing of the compression flange. The analysis assumed the compression part of
the beam is continuous braced. NDS table 3.3.3
Sheet A8 Roof Framing
18. Please specify the required post under the TR32 truss. One side just states hanger
but the other side will be supported by a post, studs. A single stud'Mll not support
the load and a required connection is required to be specified. Please add this
infon-nation to the drawings.
Sheet A 10 Elevations
19. Please provide details for the construction and attachment of the deck stairs as
shown. Currently there is nothing shown how this is going to be built to meet the
building code. IBC 1604.8.3
Sheet Al I Sections
20. Please provide details for the attachment of the deck guard rail. Per sheet AIO the
deck will be over 30 inches and details are required on the drawing to show how
the required forces are being transferred. Please add this information including
analysis to justify. IBC 1604.8.3
Sheet A 12 Details
21. Detail 9A: Please modify detail to match the IBC and not the LJBC. Notes states
UBC but this is not the adopted code.
22. Please add shear wall schedule to clearly note what is required in the details shown
on this sheet. This shall include the EN, SN, BE, FA, BN, FN requirements. IBC
106.1
Sheet A 13 Details
23. Detail 5: Please not a 90 degree hook for the stem steel into the footing. #5 will not
be able to develop the strength unless a hook is added. Please add this to the
drawings. R403.1 and ACI 12.2
24. Detail 6: Please not a 90 degree hook for the stem steel into the footing. 45 will not
be able to develop the strength unless a hook is added. Please add this to the
drawings. R403.1 and ACI 12.2
Page 5 of 5
EECE#:EDM 06-24
Gerdes Residence 06m227
25. Detail 5: Please note on the drawing the vertical steel placement of 2" is a hold
dimension and shafl be placed at this locations. This is important for the steel to be
placed here in order to transfer the required forces. ACI 10.3
26. Detail 6: Please note on the drawing the vertical steel placement of 2" is a hold
dimension and shall be placed at this location. This is important for the steel to be
placed here in order to transfer the required forces. ACI 10.3
27. Detail 4: Detail states the detail shall be for soil bearing pressure of 2500 psf but
for this site the soil bearing pressure has been assumed to be 2000 psf. Please
modify detail accordingly. (I believe this is just a typo in the detail however the
drawings need to be modified).
Z:)
28. Detail I and detail 2: Please modify detail to meet the adopted state building codes.
The UBC is not the adopted code. The international building codes are the design
codes that shall be used (Except the UPC and not the IPC is the only exception).
This was adopted July 12004.19.27 RCW
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 Pubfic 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
Theprojectat issued under building permit
number 'Zco L to f2l requires special inspection and/or 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 inspe I ctor 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.
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\BUIIDING\SpeciallnspectionAgreementIBC.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
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 ReTonsibilities
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 Shan be monitored by
the City Building Inspector. Ilis/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 ofthis agreement.
Owner
Special Inspector
General Contractor
Date
Date
Date
City Building Official Date
L:\TEMP\BUILDYNG\Sp.eciallnspectionAgreementIBC.doc 7/04
SPECIAL INSPECTION AND TESTING SCHEDULE
-72[/
MOJECT ADMESS
REINFORCED CONCRETE, GUNITE, GROUT AND MORTAR:
Coocrete Gnnftr Grout Mortar
Aggmg-Ate Tests
Reinforcimr Tests
Mix Desipis
Reinforcing Placement
Bitch Plant Inspection
Placm?.
Cut Samples
Pick -lip Samples.
Compression Tests
PRECAST/PRF,STRESSED CONCRETE:
rl� rwm-itens r-re-jens UftddM
AggrtgaiCksts
Reinforcing Tens
Tendon Tests
Mix Desilms
Reinforcing Placement
Insm Placement
Concrete Balching
C0TW=EC P1aCCnXD1
X-M
Tests
MASONRY:
Special Inspection Suessr�, Used
Preliminary Acceptance Tests fMasonry Unijs� Wall Prisms)
Subscqucni Tests (Mortar- Grout. Feld Wall Prisms)
Placement Jospenion of Units
ADDITIONAL INSTRUCTIONS OR OTHER TESTS
AND INSPECTIONS:
TESTINC-NS-CC1710N AGENCY - SPECtAL MS��
STRUCTURALSMELM'ELDING:
Sample and Test flist specific members below)
Shop Material Mentifvation
Welding Inspection OShop D Field
Ultrasonic Inspection OShop OField
lhgb-strrngtb E"ting
Inspection 0 Shop 0 Feld
0 A325 0 N Ox 0 F
D A49D
Metal Deck Welding Inspection
Reinforcing Steel Welding hiNTwion
Metal Scud Welding Inspm6on
Concrex Insert Welding Inspection
FIREPROOFING:
— Placement Inspection
— Density Tests
— Thickness Tes4s
— Inspect Barching
INSLILA71NG CONCRETE-
- Sample and Test
— Placement Inspection
— Unit Weights
FILL MATERIAL:
— Acceptance Tests
— Placement Inspection
— Field Density
STRUCTURAL WOOD--
- Shen Wa4l Nailing Inspection
— Inspection of Glu-lam Fab.
— Inspection of Truss Joist Fab.
— Sample and Test Components
Fom completed by:
Tide:
Telephone No-- Date--