20060622163823.pdfCity of Edmonds
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PLAN REVIEW COMMENTS
BUILDING DIVISION
.(425) 77170220
DATE: June 22, 2006
TO: Don Lyman
10206 ls'Ave S.
Seattle, WA 98168
FROM: Jenny Readwin, Plans Exami*
RE: Plan Check # 2006-0685
Project: Lee Addition
Project Address: 23704 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) Clarify on site plan that portion marked (E) conc. Patio on North side of house will now be
covered.
2) Clarify covered porch area along the East side of the house. New covered area is larger than the
80 s.f. shown.
3) On the site plan provide top and bottom wall elevations for proposed retaining wall.
4) Existing exterior stairway to basement that is to be infilled appears to be the only means of
emergence escape and rescue opening that opens directly to the outside. If this is the case that
stairway can not be removed without replacing it with another emergency escape and rescue
opening (door/stairway or window) complying with R3 10.
5) Sheet A3.2 on one of the sets of plans submitted to the City for review is not signed by the
Architect of Record. This sheet will need to be signed prior to permit issuance.
6) 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.
7) On the floor plans distinguish between existing walls and proposed walls.
8) Specify all shearwall lengths on the plans according to EOR's calculations or provide revised
calculations (i.e. Line 2 Roof calculations call out 3.5' with MST48 straps and plans scale to
2.5' and no straps shown, Line D Main floor calculations call out 6' and 4' and plans have two
5' panels-EOR to verify ok, there are other locations that don't match so please double check all
shearwalls and holdowns).
9) Plans in the structural calculations do not match the plans (i.e. porch roof of NE side of house on
plans but not in calculations, B8 along the living room is different, etc.) please coordinate
calculations with plans.
10) EOR to specify required bolt size and epoxy for retrofit holdowns into existing foundation.
11) EOR to specify length and embedment for retrofit anchor bolts into existing foundation.
12) Beam 13 (2) 2x 12 between the living room and bathroom is not shown on the plans. Please add
this to the drawings.
13) Cross reference all details to their location on the plans. Cross out any details that do not apply
to this house.
14) Detail 12/A4.1 specifies that the deck ledger will be nailed and R502.2.1 does not allow that use
of nails subject to withdrawal for deck ledgers. Revise detail to specify minimum size and
spacing of lag screws or bolts.
15) R403.1.3 requires vertical rebar to have a standard hook. Revise all foundation details to show
hook.
16) 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 holdowns and anchor bolts
Page 2 of 2
CITY OF EDMONDS
SPECIAL INSPECTION AND TESTING AGREEMENT
The project at Z37oq JqA &,e, issued under building permit
number 2106-12412�� _requires special inspection and/or testing per ]EBC 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.
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\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
I 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 atthe
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 recordsare 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 Resp nsibilities
The project owner or the engineer or architect of record acting as the owner's agent shall fund
special inspection services.
E. Enpineer or Architect of Record Responsibilities
The engineer or architect of record shall include special inspection requirements on the plans and
specifleations.
ACKNOWLEDGEMENTS
I have read and agree to comply with the terms and conditions of this agreement.
Owner Date
Special Inspector Date
Ge neral Contractor Date
City Building Official Date
L:\TEMP\BUILDING\Specia]InspectionAgreementIBC.doc 7/04
SPECIAL INSPECTION AND TESTING SCHEDULE
REINFORCED CONCRETE, GUNITF, GROUT AND MORTAR:
Cmervie Gunfte Gmt mortw
Aggregate Tests
Reinforcing Tests
Mix Designs
Reinforcing Placement
Batch Plant inspection
IrLspect Placing
Cz;Samples
Pick-up Sample
PRECAST/PRESTRESSED CONCRETE:
we Tcus
cing Tests
Tests
MiX DCsi2nS
Reinforcing Placenxnj
Insert Placement
Concrete Ratchiny
Concrele Placement
Cast
Tests
MASONRY:
— Special Inspection Stresses Uscd
— Preliminary Acceptance Tests (Masoary Units. Wall pyisms)
— Sub-9-1 Tens (Mortar. Grout. Field Wall Prisas)
— Placement Inspection of units
ADDITIONAL INSTRUCTIONS OR OTHER TESTS
AND INSPECTIONS:
VJ5
BUII.DtRG PERW NO.
AGENCY - SPEML INSPECTOR
STRUCTURAL STEEL/WELDING:
— Sample and Test (list specific members below)
— Shop Material Identifix=ion
— welding Inspection 0 Shop D Field
— Ultrasonic Inspection 0 SbW 0 field
— ffigh-strength Bolting
I-Tection 0 Shop 0 Fjcld
DA325 EIN DX OF
D A490
Metal Deck Wtiding Inspection
Reinforcing Steel Welding Inspection t
— Metal Stud Welding Inspection
— Concrete Insert Welding Inspection
FIREM"FING.-
- Placement Inspection
— Density Tests
I'llickwss-resis
Inspoa Bitching
INSULATING CONCRETE:
Sample and TM
Placement Inspection
Unit Weights
FILLMATERIAL:
— Acceptance Tens
— Placement Inspection
— Field Density
STRUCTURAL WOOD:
— Shear Wall Nailing Inspection
— Inspection of Glu-Jam Fab,
— Inspection of Truss Joist Fab.
— SampSe and Test Components
I— completed br- Title:
Tclephonc No.: wic.-