20061228095127.pdfo� Eng City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
Fsr. 1 s9° (425) 771-0220
DATE: December 28, 2006
TO: Doug and Claudine MacDonald
dougandelaudine@gmail.com
FROM: Jenny Readwin, Plans Ex _ itr/
RE: Plan Check 4 2006-1279
Project: MacDonald Addition/Remodel
Project Address: 534 2nd Ave N
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) Site plan needs to clearly show proposed work (i.e. demo existing carport and rebuild garage
with deck above, enclose existing courtyard main floor habitable space, extent of second floor
addition, proposed covered porch, etc.)
2) Show location and cfin rating of all source specific exhaust fans (i.e. 50 cfm bathroom, 100 cfrn
kitchen stove, etc.). Also show 140-210 cfm whole house fan in the laundry room as specified
on the energy form.
3) Was the existing shop that is being converted to office heated? If not then specify how minimum
R-30 floor or R-10 under slab insulation will be achieved.
4) Note garage/dwelling separation on plans. Minimum 1/2" shcetrock required on garage side of
wall and 5/8" type X on the ceiling when there is habitable space above and minimum 20 minute
rated or 1 3/8" solid core door.
5) On the floor plan distinguish between existing and proposed walls. Clarify how shearwalls will
be verified at the existing walls (i.e. SW2 at the Accessory living room -is all siding being
removed/replaced?).
6) Typical wall section on sheet 1 has notes specified (i.e. 28 and 29) but there are no
corresponding notes. Please clarify.
7) Provide crawlspace ventilation calculations and show size and location of crawlspace vents on
foundation plan. Note 18 specifies crawlspace access but I was unable to locate this note on the
foundation plan.
8) Show size and location of attic access.
9) Provide attic ventilation calculations.
10) Each truss is required to be anchored to bearing wall with approved framing clips. Note on
plans.
11) Provide foundation section details showing dimensions, vertical and horizontal rebar, anchor
bolts, etc. Also, R403.1.3 requires all vertical rebar to have a standard hook. Note on section
details..
12) Specify all post -to -footing and post -to -beam connectors.
13) Specify size of existing foundation to verify that it is adequate to carry proposed second story.
14) 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.
15) Please add all framing information to the framing plans (i.e. posts, beams, headers, girder
trusses, etc.) to verify that all loads are being carried to bearing.
16) Provide calculations to justify that larger posts and/or footings are not required to support the
area where the dinning room and living room 3 1/8" x 21" and 3 118" x 15" GLB's meet. Also
specify post to beam connectors.
17) Provide calculations to justify that a larger footing is not required under the 3 1/8" x 15" GLB in
the dinning room at the stair side.
18) Note 11 between the AC bedroom and craft room states that this interior wall is to become a
bearing wall to support new floor and roof above. No foundation is shown under this wall.
Please clarify how all loads are being carried to bearing.
19) Clarify on the foundation how the front porch 4x8 beam will be supported. Currently nothing is
shown.
20) 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.
• Kwick Bolts
• Epoxy
Page 2 of 2
CITY OF EDMONDS
SPECIAL INSPECTION AND TESTING AGREEMENT
The pro'ect at �214 I-�) 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
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.
I 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)
• Itemizedchanges 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 fmaI signed report to the City stating that
all items requiring special inspection and testing were fulfilled and reported. And, to the best of
L:ITEMPIBUILDINGISpeciallnspectionAgreementlBC.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
L 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 atAhe
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
l . Approve special inspectors or inspection agencies
The building department shall approve all special inspectors and special inspections 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. 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 Date
Special Inspector Date
General Contractor Date
City Building Official
L:1TEMPIBUILDiNGISpeciallnspectionAgreementlBC.doc 7/04
Date
SPECIAL INSPECTION AND TESTING SCHEDULE
51,
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REINFORCED CONCRETE, GUNITE, GROUT AND MORTAR
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STRUCTURAL STEELNVELDING,
Sample and Test {list sptxific manbe�s below) .
Aggmgare Tests
Reinforcing Tests
Mix Designs
Reinforcing Placement
Bitcb Plant Inspection
Placine
Cast Samples `
Pica: -up Samples
Compression Tats
PRECAST/PRESTRESSED CONCRETE:
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Aggregate Tests
Reinforcing Tests
Tendon Tests
Mix Desi¢ns
Reinforcing Placement
Insert Plaee=nt
Concrete Placetneot
InS611ation lnseperion
Cast Samnles
Tests
MASONRY-.
— Special Inspection Sursscs Used
— Preliminary Acceptance Tests (Masonry Units. Wali Prisms)
Subsequent Tests (Mortar, Grout. Field Wall Prismsl
-.— Placement Inspection of Units
ADDITIONAL INSTRUCTIONS OR OTHER TESTS
AND INSPECTIONS:
Shop Material IdentirKation
— Welding Inspection O Shop D Field
UhrAsonic Inspection O Sbop O Field
High-sucngth Bolting
Inspection O Shop :O Field
OA325 ON Ox OF
CI A490
— Metal Deck Welding Inspection
— Reinforcing Steel Welding h spection i
— Mcial Stud Welding Inspection
-__. Conaete Insert Welding Inspection
FIREPROOFING:
Placement Inspection
— Density Tests
- Tbiekness Tests
— Inspect Batching
INSULATING CONCRETE:
_ Sample and Test
— Placement Inspection
— Unit Weights
FILL MATERIAL:
— Acceptance Tests
Placement Inspection
— Field Density
STRUCTURAL WOOD:
— Shear Wall Nailing Inspection
— Inspection of Glu -Jam l=ab.
.—. Inspection of Truss Joist Fab.
— Sample and Test Components
Forth completed b):
Telephone No.:
Tak:
Date..