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20070328111924.pdfCity of Edmonds o PLAN REVIEW COMMENTS BUILDING DIVISION �St. 1 g90 (425) 771-0220 DATE: March 28, 2007 TO: Martin Reimes Fax 425-377-8783 A FROM: Jenny Readwin, Plans Exa RE: Plan Check # 2007-0246 Project: White Addition/Remodel Project Address: 831 Northstream Lane. 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. Site Plan 1) Provide top and bottom wall elevations for proposed keystone retaining walls. If wall exceeds 4' please provide engineer stamped and signed detail and calculations for proposed wall construction. 2) Please clearly label datum point and elevation on the site plan. Datum point must be a fixed object, preferably off site, that will not be disturbed during proposed construction (i.e. water meter, manhole, etc.). 3) Specify deck shown on the site plan as existing and clearly show deck addition off the East side of the house above the garage (two posts shown on site plan). Show roof over portion that is covered. Adjust height calculations accordingly. 4) Clearly label entry porch as covered. General 5) In the submitted Energy Form Option I for 12% glazing was chosen. Please complete the enclosed Window Schedule Worksheet to show that glazing is 12% or less. If not please change Energy form to option IV Unlimited Glazing. Upper Floor Plan Sheet A2.1 6) Show how island sink will be vented through the roof or with a loop vent as permitted by UPC 909.0.Air admittance valves are not permitted unless first approved by the Building Official under and alternate method per UPC 301.2. 7) Specify if proposed windows in the existing master bedroom meets egress. If not, please revise window sizes to meet egress requirements of R310. 8) Show handrail on all stairs with 4 or more risers. 9) Cross reference correct section details on sheets A2.1, A2.2, A2.3, A5.2 and A5.3. 10) Provide handrail/guardrail detail for curved stair and cross reference on the floor plan. Lower Floor Plan Sheet A2.2 11) Specify if the existing bedroom window meets egress. If not, please show replacement window that meets the minimum egress requirements of R310. 12) Specify all uses of space (i.e. area adjacent to the play room). 13) Detail 2/A4.3 is referenced at the laundry room and is missing from the plans. Please provide detail. 14) Note floor area of loft on 2/A2.2 to qualify for stair exception (WAC 51-51 section R311.1 exception). Floor area can not exceed 200 square feet. Sheet A4.1 15) Furred out wall in building section 1 must be minimum R-21 per the Washington State Energy Code. Please revise plans to accommodate R-21 batt insulation or specify R-21 rigid insulation. 16) Per R405 footing drains are required to have gravel around the pipe and filter fabric completely around the whole thing. Please add this information to footing drains. Also update footing drains on sheets A4.2 and A4.3. 17) Revise details 1 and 2 on sheet A4.1 to match framing plan and structural details. 18) On detail 4 show stair stringer (2x12) in framing detail. 19) Please clarify where detail 7 applies. Provide engineered stamped details and calculations for steel/wood stair including guardrail/handrail (IBC 1607.7). Sheet A5.1 20) Show direction and extent of floor joists for first floor framing as well as beams and columns. 21) Provide symbol on legend for holdowns and straps reference on 3/S-4. Also add to sheet A5.2. 22) Specify post -to -footing and post -to -beam framing anchors on the plans. Also add to sheets A5.2 and A5.3. Sheet A5.2 23) Show all posts, multiple studs and/or hangers on the framing plans to verify spans and how all loads are carried to bearing. Please also add this information to A5.3. Additional plan review comments may follow once this information is provided. 24) I was unable to located beam 2B05 on the plans. Please add this information to the plans and provide calculation to justify that larger posts and/or footings are not required to support this beam (1120#). 25) Clarify how the 4x10 beams at the proposed entry are carried to bearing. 26) I was unable to locate beam 2B09 on the plans. Please clarify. 27) Provide calculations to justify that larger posts and/or footings are not required to support 2B04, the exterior side of 2B08 and 2B0L Sheet A5.3 28) Provide connection detail for where the 3 1/8 x 10'/2 GLB joins the (3) 2x10 above the entry. Sheet S-2 29) For detail a 6 face mount hanger is called out. Please specify what this will be connected to (i.e. ledger). This connection is nom -conventional. Revise to top flange hangers or provide calculations for ledger attachment and special inspections will be required for epoxy or expansion anchors. 30) Provide calculations for expansion anchor size and spacing attaching the ledger to the foundation wall. Special inspections are required for expansion anchors. Complete the enclosed special inspection testing agreement signed by the owner, general contractor and special inspector. Special inspector must either be a Structural Engineer or a WABO certified inspector. Page 2 of 2 CITY OF EDMONDS SPECIAL INSPECTION AND TESTING AGREEMENT The project at ?aI f LJ%_1 issued under building permit numbera00 2- 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. 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 shad 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. S. 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:ITEMPIBUILDING1SpeciallnspectionAgreementlBC.doe 7104 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 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 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 of this agreement. Owner Special Inspector General Contractor City Building Official L:ITEMPI13UILDING1SpecialInspectionAgreementlBC.doe 7/04 Date Date Date Date SPECIAL INSPECTION AND TESTING SCHEDULE 6� --- ' reoiEaADDVM -TE5nWAMPWT1M at;E?%ctrast ct► trtsrFc�v>< REINFORCED CONCRETE, GUNITE, GROUT AND MORTAR: STRUCTURAL STEEL/WELDING: Conerete Gunite Grout Mortar Sample and Test (list specific mambas below) Aggregate Tests — Shop Material Identification .Reinforcing Tests ` Welding Inspection 0SboP ©Field Mix Designs — Uivasonk Inspection ❑ Shop o f-•reld Reinforcing Placement , high-strength Bolling Bauch Plant Inspection inspection ©Shop 0 Feld Inspect Placing D A325 ❑ N Q X Q F Cast Samples D A490 Pick-up Samplr4 Metal Deck Welding Inspection Compression Tests — Reinforcing Steel Welding Inspection --._ Metal Stud Welding Inspection PRECAST/PRESTRESSED CONCRETE: — Concrete Insert Welding Inspection Piles P100 -Tem Pre -Tens Cladding AggtegateTests FIREPROOFING_ Reinforcing Tests — Placement Inspection Tendon Tests — Density Tests Mix Desiens - Thickness Tests Reinforcing PEacement —Inspect Batching Insert Placement Concrete. Batching INSULATING CONCRETE: Concrete Placcmcnt — Sample and Test Installation Insepction — Placement Inspection Cast samples — Unit Weights Pick-up Samples Compression Tests FILL MATERIAL: MASONRY: — Acceptance Tests Placement Inspection — Special Inspection Stresses Used — Feld Density — Preliminary Acceptance Tests (Masonry Units. Wall Prisms) ' — Subsequent Tests (Mortara Grout, Field Wall Prisms) STRUCTURAL WOOD: — Placement Inspection of Units — Shear Wall Nailing inspection — Inspection of Glwlam Fib. Inspection of Truss Joist Fab. ADDITIONAL INSTRUCTIONS OR OTHER TESTS — Sample and Test Components AND INSPECTIONS: Form completed by. Title: Telephone No.: Darr_ WINDOW SCHEDULE WORKSHEET Complete the following form and submit one copy with each set of plans. The "information shown on this worksheet must correspond to the windows shown on the plans. Include rough opening of all windows, skylights, and glass block. Doors with more than 50% glazing must also be shown. The rough opening is the framed dimension prior to installation of window, door, etc. G.ISHAREITEMP1BUILDiNG1HANDOUMNERGY.DOC 7101 MIN Ffi Total Heated Floor Area Actual Glazing Area Percentage (Line A divided by line B x 100) Maximum Allowed Glazing Area Percentage (determined by compliance option - see reverse charts) e Z F w .4:. F� Vii!! ,56 r` F �[ ....... ... Y fVV � a DIN 3x K",�..a,"y'ya aJ.a'i�Z . I B'J 8 a Total- Area (roughopenings) G.ISHAREITEMP1BUILDiNG1HANDOUMNERGY.DOC 7101 Total Glazing Area (rough openings)wl Ffi Total Heated Floor Area Actual Glazing Area Percentage (Line A divided by line B x 100) Maximum Allowed Glazing Area Percentage (determined by compliance option - see reverse charts) e Z F w G.ISHAREITEMP1BUILDiNG1HANDOUMNERGY.DOC 7101