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20060818095301.pdfof Ep,� City of Edmonds oA PLAN REVIEW COMMENTS BUILDING DIVISION Fsr. is9° (425) 771-0220 DATE: August 18, 2006 TO: Regal Homes Fax (425)290-9941 FROM: Jenny Readwin, Plans Exami RE: Plan Check # 05-355 Project: Regal Homes SFR Project Address: 22808 96" PI W. During re -review of the above noted application, it was found that the following information, corrections, or clarifications are needed. 1) ok 2) ok 3) ok 4) Still Need from Geotechnical Engineer of Record. 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 • Proof rolling • Placement of fill and compaction • General site monitoring by Geotechnical Engineer of Record • Final report from Geotechnical Engineer of Record • Soil Nail 5) Items #5, G and 10 response said "No Changes". Please provide more detailed response in order to address these items. See attached structural comments from city consultant. Respond to each item in writing. 6) New: Per letter from Dennis M. Bruce, P.E. Dated May 5, 2005 soil nailing will take place. Show location of soil nailing on the site plan as well as mentioned proposed casement referenced in letter. Soil nail design will be sent out for peer review at applicants expense. 7) New: Provide 3 copies of all referenced reports, plans and photos noted in geotechnical review letter from Dennis M. Bruce, P.E. dated May 5, 2005. 8) New. Owner to provide City with letter specifying who will act as Geotechnical Engineer of Record (Dennis M. Bruce, P.E., Earth Consultants or Golder Associates). The Geotechnical Engineer of Record needs to submit a letter stating that they have reviewed all the submitted Geotech reports and all construction plans and they agree with the recommendations or to specify any further recommendations or clarifications they may have. 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. Regal Homes Plan: Oxford - 4 22808 96"' PL. W Plan Review Number 05-355 Page 2of3 EECE # ED05-48 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_ STRUCTURAL COMMENTS General Sheet 3 Upper Floor Plan Please provide a detail on the drawings for the 1/2 wail that is required to be a guard. The code requires this wall to resist 200 pounds applied in any direction. R301.5 Sheet 4 Foundation Plan lease specify the post to use at the 4X10 beam. Also at the splice the size of the post should be specified. R502.9 IBC 2304.9.7 t<v' Please provide the connection of the post to the beam on the drawings. I was unable to find where this was called out. Also typical there is not enough bearing for the beams at the splice so the columns are increased to 4x6 at these locations. Provide analysis that this is not required. R5029, IBC 2304.9.7 Sheet 5 Lower Floor Framing Pian GP'se easpecify the connection of the 5-118X9 glu-lam beam at each end. R502.9, IBC 2304.9.7 Regal Homes Plan: Oxford - 4 Page 3 of 3 22808 96"' PL_ W Plan Review Number 05-355 EECE # ED05-48 Sheet 6 Upper Floor Framing Plan All the details on the drawing assume the joist will be either bearing on a beam or a post. This is not all the case. Some areas show the beam to be flush with the joist. Please specify the hanger to use at these locations. For example at the 4X12. R301.1, IBC 2304.9.6 0< urrently as shown, how are the lateral loads being transferred at the stairway? With the as below and the stairway this causes the horizontal diaphragm to be three sided and not four sided as analyzed. Please modify drawings to account for a three sided diaphragm or add a resisting element to transfer the loads. IBC 2305.2 Sheet 8 Details (Provide analysis for the deck guardrail. Also it appears there is not a deck for this house. Please clarify if this is going to be used for this project.R301.5 Sheet 9 Details & Schedules Provide an analysis for the double 2X in lieu of single 3X. This is called out in footnote 3 and footnote 7. Or, specify a 3X and not double 2Xs. The code specifically states to use a single 3X member for these conditions. IBC *3105-3.10 and IBC table 2306.4.1 foot note i. tail 1: Details state raised stem wall per plan, but the plan does not have this. using the minimum of 28 inches then the height to width will not meet the nimum of 3.5 to 1. Please modify accordingly. IBC table 2305.3.3 Additional corrections may be required following receipt of corrections and additional information as requested. Your pians 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. Hoyt Jeter, P.E. President CITY OF EDMONDS SPECIAL INSPECTION AND TESTING AGREEMENT The project at V0 _ 0 issued under building permit number requires special inspection and/or testing per IBC 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 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 frust 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:ITEMP1BUILDING1SpecialinspectionAgreementlBC_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 TBC. 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 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 Oficial 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 small fund special inspection services. E. En ineer 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 I::1TEMI'1BUIT_.DING1SpecialInspectionAgreementlBC_doc 7104 SPECIAL INSPECTION AND TESTING SCHEDULE ruuiFiC� ADt)nFSS REINFORCED CONCRETE, GUNITE, GROUT AND MORTAR: Aggtegatc Tests Reinforcing Tests Mitt Designs Rrinforciag Placement Batch Plant Inspection Inspect Placing Cast Samples Pick-up samples Compression Tests PRECASTIPRESTRESSED CONCRETE: PUes Post Tens Pre -Tem CtaddinS AggregatcTests Reinforcing Tests Tendon Tests Mix Design Reinforr ing Placement Insert Placement Cancrtw Batching CorCtetc Placement Installation Inscpction Cast Samples P" --up Samples Li ELEt 1compression7ests MASONRY- — Special Inspection Stresses Used ____ Pmlimin-y Acceptance Tests fMasonry Units. Wall Prisms) — Subsequent Tuts (Mortar. Grout, Field Wall Prisms_) — Placement Inspection of Units ADDITIONAL INSTRUCTIONS OR OTHER TESTS AND INSPECTIONS: BUq.t)WG PERMU N0 ACiEt•tCYvrSPEC7ALtfISPE4`tptt STRUCTURAL. STEELlWELDING: — Sample and Test (Ilse specific members below) . — Shop Material Identification — Welding Inspnuion 0 Shop ❑ Fuld — Uluasortic Inspection ©Stop 0 Field High-strength Bolting Inspection G Shop O Field ©A325 OX QF D Aa90 — McW Deck welding Inspection { Rcinfoming Steel Welding Inspection 1 Metal Stud Welding Inspection — Concrete insert Welding Inspection FIREPROOFING: — Placement Inspection — Density Tests - Thickness Tests — Inspect Batching INSULATING CONCRETE: — Sample and Test PIXzment Inspection — Unit Weights FILL MATERIAL: — Acceptance Tests — Placement Inspection ...— Field Density STRUCTURAL WOOD: — Shear Wall Bailing Inspection. — Inspection of Glu -lam Fab. Inspection of Truss Joist Fab_ Sample and Tut Components t L 1v Forth completed by: Title: Telephone No.: Date: