20060706161456.pdf0 ED
DATE: July 6, 2006
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
TO: Ronald T DenAdel
Fax (425)670-3359
FROM: Jenny Readwin, Plans Exa*
RE: Plan Check # 2006-0694
Project: S and K J_V SFR
Project Address: 17037 76' 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 items below to a
Permit Coordinator.
1) Label all decks and covered patios/porches on the site plan.
2) A handrail is required for 4 or more risers, Note handrail requirement on the site plan for
exterior stairs.
3) Basement recreation room has a closet and is therefore considered a sleeping room and must
have a complying egress window and smoke detector. Note on plans.
4) Specify height of guardrail (1/2 wall) 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.
5) Specify all insulation values on the section views on page 6. R-25 is specified for the floor
above the garage and R-3 0 is the minimum. Also show R-3 8 ceiling, R-21 wall and R- 10 slab.
For wall along the foundation if located on the interior R-21 minimum is required and if place
on the exterior of the wall R- 10 minimum is required.
6) 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 bearing verification
• Placement of fill and compaction
• General site monitoring during wet weather construction
• Temporary and final erosion control
• Foundation drainage
• Retaining wall/rockery placement
7) 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
hoAeter@centurytel.net
2538574151
Fax 253 857 5759
To: JoAnne Zulauf
City of Edmonds
Edmonds, WA 98020
Re: S & K Joint Ventures
17037 76th Ave West
Edmonds, WA 98020
Plan Review # 06-271
Structure
Area S.F.
Lower Floor
1278
Main Floor
1813
I�pper Floor
1346
Total
4437
Garage
849
Total
5285
Deck first floor
ABVG 30 Inches
272
Upper Floor Deck
72
Grand total
5629
June 23, 2006
EECE # EDM 06-32
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 structural 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 3
EECE#: EDM 06-32
06-271
STRUCTURAL COMWNTS
General
1. Please submit a design analysis for the walls that include the seismic surcharge as
recommended in the geotechnical report. The report states a 4H active and 8H at
rest load on the wall. The design analysis submitted has not addressed this as stated
in the report. IBC 1802.2.7
2. Please submit a design analysis for restrained wall with a pressure of 55 pcf as
recommended in the geotechnical report. IBC 1802
Sheet 4 UPPER FLOOR PLAN:
3. Please specify the required columns and connections to support the girder truss.
4. The double studs appear not to be able to support the U2-3-1/8X 10- 1/2 beam at the
bathroom. It is required to support a force of 3.8 kips. Provide calculations to
justify or modify accordingly.
5. Please specify the required connection of the 4X4 post to the 4XI2 beams.
6— Engineer of Record (EOR), please specify a 4x6 post at the other side of the door
opening at the master room. The 4x6 is only called out on one side. The beam
mark is U4.
Sheet 5 FOUNDATION PLAN:
7. Please cross off the retaining wall requirements for 35 pef pressure. 'Me report
state the pressure shall be 40 pcf,
8. EOR, please specify the required reinforcement of the 28X28Xl4footing.
9. EOR, please specify the required reinforcement for 24X24XI2 at the Bonus Room
and the stairs.
10. Please cross off the requirements for the Oregon state code to assure the contractor
does not use the wrong detail on this site.
11. Please specify the required column and attachment to support the 5 -1/8X 19-1/2 at
the garage wall. A F4 footing is called out but not the column or the required
connections. Please add this information to the drawings.
12. Please specify the reinforcement for the 20X20X 10 footing at the patio.
-Page 3 of 3
EECE#: EDM 06-32
06-271
Sheet G GENERAL NOTES:
11 Please cross off items that are for the Oregon state code. This structure is being
built in Washington and to avoid confusion and mistakes in the field please cross
off items that do not apply to this structure.
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 1-7o3-/ i& 'A av . �-e to issued under building permit
number 2vo (0 — 6 to 94 . 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
ack.nowledgements.
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 11BC 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 fixeld 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 fulifilled and reported. And, to the best of
L:\TEMP\BUIL,DING\SpeciallnspecfionAgreementIBC.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 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 Bufldinp_ 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.
E. Eneineer 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 Date
Special Inspector Date
Ge neral Contractor Date
City Building Official Date
L:�TEMP\13UILDING\SpeciallnspectionAgreementIBC.doc 7/04
SPE L INSPECTION AND TESTING SCHEDULE
CIA
16<j v
7
170 vr� av
3 7 momc""m __
MOYECTADDRESS
REINFORCED CONCRETE, GUNITE, GROUT AND MORTAR:
Concreft GuAfte Grwt mortm
Tests
v Tests
I Mix Desirns
Reinforcing Phicement
Batch Plant hisoction
cast
Tests
PRECAST/PRESTRESSED CONCRETE:
Filles Pom-Tens P"-Tms Cladding
Reinforcirip Tests
Tendon i;�;
Mix Desijzns
Reinforcing Plac ment
Insen Placemerit
Co=ctc Batchiny
Concrcie Placement
Installation Inscjxtion_
Cast Samp)es
Pick-up Samples
Compression Tests
MASONRY.
— Special Inspection Suesses Used
— Preliminary Acccptancc Tests (Masc>nry Units. Wail Prisms)
— Subsequent Tests (Monar. Grout. FrJd Wall Prisms)
— Placement Inspection of Units
ADDITIONAL INSTRUCTIONS OR OTHER TESTS
AND INSPECTIONS:
"So
AGU4CY M SPMAL INSPEOM
STRUCTURALSTEELWELDING,
- Sarnple and Test (fist specific memben below)
— Shop Mate7ial Identifimtion
— Welding Inspection 0 shop 0 FXW
— Ukwonic Invoction 11 Shop E) FmW
— Higb-strength Bolting
Inspm ' non 0 Shop 0 FeJd
E) A325 C1 N 0 X 0 F
0 A490
— Metal Deck WtIding Inspection
— Reinforcing Steel Wielding Inspection
— Metal Stud Welding Inspection
— Concrete Insen Welding Inspection
FIREPROOFING:
- Placement Inspection
— Density Tests
— Thickness Tesis
— Inspect Batching
INSULATING CONCRETE:
—Sample and Test
— Place=nl Inspection
— Unit Weights
FILL MATERIAL:
— Acceptance Tests
— Placerrient Inspection
— Field Density
STRUCTURAL WOOD:
— Shear Wall Nailing Inspection
— Inspection of GJu-Jam F;ib�
— Inspection of Truss)oist Fab,
— Sample and Test Components
Form completed by: Title:
Telephone No,: Date: