20060713144800.pdfCity of Edmonds
A
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: July 13, 2006
TO: Jim Thomas
Fax (425)252-6911
FROM: Jemy Readwi-n, Plans Exam Ce
RE: Plan Check # 2006-0654
Project: Oates SFR (ESLHA)
Project Address: 7400 158h ST 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) Geotechnical review of ECD C 19. 10 and 23.8 0 under separate cover.
2) Provide grading plan showing 1: 1 slopes and/or temporary shoring as noted in letter dated April
21, 2006 by Dennis Bruce, P.E. Also, have Geotech review the revised plan for compliance with
his recommendations.
3) Geotechnical Declaration and Statement of Risk submitted does not have the correct wording
required (see attached for sample wording).
4) Page 2 of Geotechnical Evaluation by Dennis Bruce, P.E. dated May 17'h, 2005 references a
report issued July 23, 1985 by Landau Associates, Inc. Please provide copy of this report for our
review.
5) On all three copies of our Geotechnical Evaluation by Dennis Bruce, P.E. dated May 17, 2005
has a line mid page on sheet 3 that is illegible. Please provide copy of this page that is
completely legible.
6) Revise foundation plans to match the foundation recommendations specified in the Geotechnical
Evaluation Report (page 3) by Denmis Bruce, P.E. dated May 17, 2005.
7) Provide detail for site retaining wall north of garage including design calculations stamped a -ad
signed by a Washington State Licensed Professional Engineer and reference detail on the site
plan.
8) Per our Rockery Handout (attached) all rockeries located in the ESLHA are required to be
design consistent to ECDC chapter 23.80 including design calculations stamped and signed by a
Washington State Licensed Professional Engineer. Submit details and design calculations for all
proposed rockeries and reference detail on the site plan.
9) Provide construction detail for proposed site built shower including shower pan, slope, drain,
etc.
10) An additional smoke detector is required outside the master bedroom. Note on plans.
11) Note garage/dwelling separation on plans. Minimum V2" sheetrock required on garage side of
wall and 518" type X on the ceiling when there is habitable space above.
12) 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.
• Start of Work Letter from Geotechnical Engineer of Record
• General site monitoring by Geotechnical Engineer of Record
• Excavation/Grading/Site Preparation
• Soil bearing verification
• Temporary Shoring
• Structural fill placement and compaction
• Rockery/retaining wall construction including drainage
• Footing drains and subsurface drainage
• Temporary and Final erosion control
• Final geotech construction report
The following comments are from the City's structural consultant Brian E Moll, PE, SE,
SECB Senior Structural Engineer for WJA Design Collaborative (206)254-2570. Please
respond to each item in writing.
1. Correct Sheet S2.0 to call out the Geotech of record report.
2. Coord the Active, At Rest and Passive pressures on S2.0 with the Geotech Report
I Wood trusses shall be stamped by the manufacturer or by a quality control agency such as
the Wood Truss Fabricators Council.
4. Non Bearing walls shall be held away from the truss bottom chord with an approved
fastener such as a Simpson STC clip.
5. Approved hangers must be used at all connections of rafters, jack or hip trusses to the
main girder truss.
6. Provide structural details for interior and exterior guard rails, which meet the loadings of
ASCE-02
7. Where is sheet A-11, with the building cross sectIons???H
8. Verify all connections of posts to beams have been called out, and that they are restrained
from lateral displacement in both principal directions.
9. Provide structural details of ledgers, including at low roof locations where roof is connected
to stud wall that runs by. And ledger to concrete wall. Call out fastener edge distances,
spacing between rows etc. Also where is detail X/S-2?
10. Provide stud size and spacing for all interior bearing and shear walls.
11. Provide detail section through interior spread footings below posts, through interior grade
beams, show relation to slab on grade.
12. Provide detail of TH connection to beams.
13. For retaining wall detail include geofabric wrap of perf. Pipe per geotech report. Fill in
detail bubble of detail on S2.0
14. Provide detail of rockery, provide all info required by City of Edmonds Rockery submittal
requirements. Detail to be reviewed by Geotech of record.
15. Provide Masonry veneer connection info for Seismic Design Category D
16. Call out all inspections recommended by the Geotech report on the drawings in the general
structural notes, with all other inspections required.
Page 2 of 3
17. Provide detail of beam connection to stud wall both perpendicular condition & parallel
condition
18. In lateral calcs provide reduced plan of each level, with shear walls designated, as well as
openings in the diaphragm. Then key these shear walls to the shear walls in your shear
wall template. What load combination are you using for your restoring force to determine
holdclown tension? (i.e. 0.6D+E ?)
19. Where does it say in para 9.5.2.7 of ASCE 7-02 that the vertical seismic effect 0.2Si)sD shall
be taken as zero? Correct calcs as required.
20. Provide straps for drag struts and chord ties at continuity breaks in diaphragm [Reentrant
corners, chord offsets etc 1
21. Provide detail of truss and framing at overhang of gable end wall, it must somehow be tied
back to the existing trusses by a structural facia and ridge connection, or a series of
outriggers.
22. Provide detail showing how shear wall forces are being transmitted floor to floor.
23. Provide complete details for stair framing attachment, and nailing for built-up dbl 2x8
24. Show control joints in slab on grade.
25. Note that the shear wall nailing shall occur in the holdclown stud wherever they occur
relative to the plywood edge.
26. Long retaining walls may benefit from shrinkage controlled jointing, reference PCA's
building movements and joints.
27. Detail 6/S-1 verify the amount of cross section reduced for holddown anchor bolt.
28. Beam #28 is a transfer beam. EOR to review that it has full roof and second floor point
loads.
29. What is the spacing of the LSL studs spanning 2 stories @ north side of house? What is the
deflection from wind?
30. Coord Drag strut at all shear walls. How is the exterior shearwall below the 3rd floor north
side of house getting any load to it, because of stair opening and opening for foyer below.
You will need a collector and staps to get the load to that wall.
Page 3 of 3
CITY OF EDMONDS
SPECIAL INSPECTION AND TESTING AGREEMENT
The project at issued under building permit
number 2�o (a requires special inspection and/or testing per IBC Chapter 17. The
complete list of sl;-ecial inspections is attached to this document.
BEFORE A PERIMT 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
I . 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
aH items requiring special inspection and testing were fulfilled and reported. And, to the best of
L:\TEMP\BUILDING\SpeciallnspectionAgreementIBC.doc 7/04
his1her 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 reporL
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 fan-Aliar 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. 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. Enyineer 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
General Contractor
Date
City Building Official
Date
L:\T'EMP\BUILDING\SpeciallnspectionAgreementIBC.doc 7/04
SPECIAL INSPECTION AND TESTING SCHEDULE
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"tQr.CtAVDRM
TEsnwcnM7ECnMAIG�..SPECL-.LR4SPEC7M
REINFORCED CONCRETE, GUNITE, GROUT AND MORTAR: STRUCTURAL
STEELIWELDING:'
Conamte Gnnft Groot. Mortar — Sample and Ten (list specific members below)
Aggregate Tests — Shop Material Identification
Welding Inspccuou 1D Shop 0 Field
MaDesigns Ultrasonic Inspection 13Sbop 0 Ficld
RCiDfOTdDg placement Higb-sm mgth Bolting
Batch Plant Inspection Inspection d
0 Shop 0 Fiel
Inspect. n!E��Z6 DA325 ON OX OF
Cast Samples CIA490
�k-up Samples — Metal Dock Welding Inspection
— Rew—ing Sted Welding Inspection
--jeompression Tests
— Metal Stud Welding Inspection
PRECAST/PRES`rRESSED: CONCRETE: — Concrete Insert Welding I
uspeaton
I-R= rum-Acm rre-lem
.1 --r—
AgpMEM'Iests
Reinforcing Tests
Tendon Tests
Mix Designs
I Insert Placement
Concrete Raichin
11 --
conc-Eeplactment
t
Tests
MASONRY-.
— special Inspection Stresses Used
— Preliminary Acceptance Tests fM2SOATV Units. Wall Prism5)
FIRF-11"FING:
— Placement inspection
— DensityTests
— Thickriess Tests
— IrISPCCt B2tching
INSULATING CONCRETE:
— Sample and Test
— Placement inspection
— Unit Weights
FILLMATERIAL:
— Acceptance Tests
— Placement Inspection
— Field Density
— Sub-qumt Tens (Mortar. Grout. Field Wall Prisms) STRUCTURAL WOOD:
— Placement Inspection of
Units — Shear Wall Nailing Inspection
— Inspection of Glu-Jam Rib-
- Inspection of Truss Joist F�ib.
ADDITIONAL INSTRUCTIONS OR OTHER T hSTS — Sample and Test Components
AND INSPECT10—
*
Start of Work Letter from Geotechnical Engineer of Record
0
General site monitoring by Geotechnical Engineer of Record
&
Excavation/Grading/Site Preparation
a
Soil bearing venification
9
Temporary Shoring
*
Structural fill placement and compaction
0
Rockery/retaining wall construction including drainage
6
Footing drains and subsurface drainage
0
T porary and Final erosion control
emp
Fom completed by-
0
Final geotech construction report
Tck-pbone No. -
Date.
12. GEOTECHNICAL DECLARATION AND STATEMENT OF RISK Three Copies
The geotechnical engmieer shall submit a signed and notarized statement to the Building Official that
includes the following language: a) In her/his judgment the plans and specifications prepared by the
structural engineer conform to the recommendations in the geotechnicaI report and, b) That the risk
of damage to the proposed development, or to adjacent properties,' from soil instability will be
minimal, subject to the conditions set forth in the report, and that the proposed development will not
increase the potential for soil movement and, c) The statement shall include, as a condition, an
evaluation setting forth the statistical probability (percentage) of earth movement within a 25 year
period, the susceptibility of the risk, or hazard to correction, by on -site improvements and the
measures taken to mitigate the risk or hazard.
Further recommendations, signed and sealed by the geotechnical engineer, shall be provided should there be
additions or exceptions to the original recommendations based on the plans, site conditions or other
supporting data. (ECDC 19.10.040)
13. ARCHITECT AND/OR STRUCTURAL ENGINEER DECLARATION Three Copies
The architect or structural engineer shall submit a signed and stamped statement or make a notation on the
design drawings that includes the following language: that s/he has reviewed the geotechnical reports,
understands its recommendations, has explained or has had explained to the owner the risk of loss due
to slides on the site, and has incorporated into the design the recommendations of the report and
established measures to reduce the potential risk of injury or damage that might be caused by any
earth movement predicted in the report. (ECDC 19.10.040)
14. APPLICANVOWNER COVENANT TO NOTIFY AND HOLD HARMLESS Original
The owner shall execute the enclosed Covenant that will be recorded and run with the land that explains the
site lies within an area of potential earth subsidence, that conditions on development are imposed, that the
owner waives, indemnifies and holds harinless the City of Edmonds, its officers and employees from any
claims for any loss or damage to people or property, resulting from soil movement or out of the issuance of
any pen-nit(s). The City will collect the filing fee for recording the Covenant at the time of pen -nit issuance.
(ECDC 19.10.040)
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