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20070504155437.pdfDATE: May 4, 2007 City of Edmonds PLAN REVIEW COMMENTS BUILDING DIVISION (425) 771-0220 TO: TGB Architects madams@tgbarchitects.com FROM: Jenny Readwin, Plans Exa n RE: Plan Check # 2007-0264 Project: Legend Estates 4 Unit Town homes Building B Project Address: 7805 218'b Street SW 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) Please add the following information to the site plan. Please redline plans or resubmit three (3) new site plans scaled no smaller than 1 "=20' and one on paper no larger than 8 %2" x 14". ■ Label the decks and awnings ■ Based on the number of parking stalls provided 2 accessible spaces are required. Please show location of accessible space on the site plan. ■ The site plan shows a detached garage. Please submit separate permit or remove from site plan. 2) An additional Smoke detector is required on the lower floor in the foyers of each unit. Please add to floor plans. 3) On detail 10/A8 specify finish material under the deck to protect the TJI joists. 4) On roof plan A2.41 code required minimum '/4" per foot slope for drainage. Please revise plan to show 114" per foot slope. 5) Provide all construction requirements of each listed and tested assembly on sheet A6 (i.e. fastener type, size and spacing) so it is constructed and inspected properly in the field. 6) For detail 12/A8 show fire blocking at each floor and roof level in accordance with R602.8. 7) Reference detail 12/A8 on all applicable walls on each floor and roof plan. 8) On section B sheet A4 reference 12/A8 at each location required. 9) The design professional for the Building Enclosure documents, must submit a written statement stamped/signed that "The undersigned has provided building enclosure documents that in my professional judgment are appropriate to satisfy the requirements of RCW 64.5 5.005 through 64.55.090". 10) 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. Excavation/Grading/Site Prep Placement of Fill and Compaction Proof Rolling • Soil Bearing verification • Footing Drain Installation 11) See attached structural comments from city consultant. Respond to each item in writing. q�L , Lr� b0*5 BJY Northwest Architecture - Engineering - Planning - Government Services March 16, 2007 To: Taylor Gregory Butterfield Contact person: MQA Architects Phone: 425.778.1530 21911 76th Ave W Suite 210 Fax: 425.774.7803 Edmonds, WA 98026 info@TGBArchitects.com Re: Bldg B-4 Unit Condo (Structural Only) PLAN CK # 2007-0264 7807 218 ST SW BUILD B BJY# 030731-004 Structure Level Occ� Cons't. Type Area S.F SFR Level 1 R21U TYPE VB 430/3008 Level 2 R3 TYPE VB 3238 Level 3 R3 TYPE VB 3154 The above referenced project is in the process of plan review for compliance with The City of Edmonds ordinances and applicable codes (Structural). 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 ordinance, structural and energy portions 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. GENERAL COMMENTS STRUCTURAL COMMENTS 1 CALCULATION 1. In wind calculation — page 6, It appears the simplified design wind pressure Ps30 = 5.57 PSF were used on the roof, wall at 3rd floor and wall at 2nd floor. From IBC table 1609.6.2.1(1), There is no listed value smallerthan 7.6. PSF under the horizontal pressure for A & C which are for wall, In addition, IBC Section 1609.6.2.1.1 Minimum pressure stipulates 10 PSF shall be used if wind pressure found is smaller than 10 PSF. Please clarify. 2. In seismic calculation -- page 7. The design spectral response acceleration parameters Sds = 36.67 is out of the normal range. The Ss=1.2577g (geo-technical report); Fa = 1 (IBC Table 1615.1.1 with site class " c ") Please clarify. 3. In column calculation —Page 5, Please show calculation for the allowable compressive stress of wood post = 1,200 PSI. Are the column stability factor considered in the design? I ran a quick check with "ENERCALC " program the allowable compressive stress will be reduced to 500 PSI when post buckle reduction was taken into account. 4. S2.00, Please show the calculation of the cantilever beam (5114 x 9'/) with overhang span of 6 ft and back span of 9 ft in un -balanced live load condition. 5. Lateral calculation and analysis is incomplete. There is no vertical and horizontal load distribution analysis, shear wall design, hold down calculation DRAWINGS 6. S-2.00, Can't find sheet G-1 as mentioned in the floor framing plan note #11. 7. S-2.00, Please show shear walls in East — West direction. 8. S-2.00, Missing deck framing size. 9. S-2.00, S- Please specify the pt wood for the structural member exposed to weather, such as deck joist etc. per IBC 2304.11.5 10. S-300, Please specify the wood species and grade for post. Why the preservative -treated wood specified for the post inside of the wall? They are not exposed to weather. 11. S-300, Please show the third floor cantilever beam that supports deck (refer to sheet A 3.0.0 south elevation). 12. S-6.00, detail 3, please shows the rebar arrangement for the 8" full height concrete wall acting as shear wall. 13. S-6.00, detail 3 and S-1.00, For the 8" full height concrete wall, in order to distribute the out -of -plan anchorage forces developed by concrete walls (weigh 100psf) and prevent walls separating from diaphragm, please specify sub -diaphragm, crosstie and the anchorage between the diaphragms and concrete wall per IBC1620.3.1 14, S-6.00, 6.0 1, Detail 4, 5; Fasteners for preservative -treated and fire -retardant -treated wood shall be of hot -dipped zinc -coated galvanized steel, stainless steel, silicon bronze or copper. Coating weights for zinc -coated fasteners shall be in accordance with ASTM A153. Reference Section IBC Sec.2304.9.5 & IRC Sec. 319.3 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 BJY at (206) 264-8400 between 8:00 am and 5:00 pm. M Ted Chen 3 DATE: May 4, 2007 City of Edmonds PLAN REVIEW COMMENTS BUILDING DIVISION (425)771-0220 TO: TGB Architects madams@tgbarchitects.com FROM: .fenny Readwin, Plans Exam4-- RE: Plan Check # 2007-0263 Project: Legend Estates 4 Unit town homes Building A Project Address: 7803 218fl' Street SW 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) Please add the following information to the site plan. Please redline plans or resubmit three (3) new site plans scaled no smaller than 1"=20' and one on paper no larger than 8 %i" x 14". ■ Show rear landing and stairs out of the garages. ■ Label the decks and awnings. ■ Based on the number of parking stalls provided 2 accessible spaces are required. Please show location of accessible space on the site plan. ■ The site plan shows a detached garage. Please submit separate permit or remove from site plan. 2) An additional Smoke detector is required on the lower floor in the foyers of each unit. Please add to floor plans. 3) On detail 10/A8 specify finish material under the deck to protect the TH joists. 4) On roof plan A2.41 code required minimum 1/4" per foot slope for drainage. Please revise plan to show 1/4" per foot slope. 5) Provide all construction requirements of each listed and tested assembly on sheet A6 (i.e. fastener type, size and spacing) so it is constructed and inspected properly in the field. 6) For detail 12/A8 show fire blocking at each floor and roof level in accordance with R602.8. 7) Reference detail 12/A8 on all applicable walls on each floor and roof plan. 8) On section B sheet A4 reference 12/A8 at each location required. 9) The design professional for the Building Enclosure documents, must submit a written statement stamped/signed that "The undersigned has provided building enclosure documents that in my professional judgment are appropriate to satisfy the requirements of RCW 64.55.005 through 64.55.090". 10) 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. • Excavation/Grading/Site Prep • Placement of Fill and Compaction • Proof Rolling • Soil Bearing verification • Footing Drain Installation 11) See attached structural comments from city consultant. Respond to each item in writing. BJY Northwest Architecture • Engineering - Planning - Government Services March 6, 2007 To: Taylor Gregory Butterfield Contact person: MQA Architects Phone: 425.778.1530 21911 76th Ave W Suite 210 Fax: 425.774.7803 Edmonds, WA 98026 info@TGBArchitects.com Re: Bldg A 4 Unit Condo (Structural Only) PLAN CK # 2007-0263 7807 218 ST SW BUILD A BJY# 030731-005 Structure Level Occupancy Cons't. Type Area S -F SFR Level 1 R21U TYPE VB 430/3008 Level 2 R3 TYPE VB 3238 Level 3 R3 TYPE VB 3154 The above referenced project is in the process of plan review for compliance with The City of Edmonds ordinances and applicable codes (Structural). 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 ordinance, structural and energy portions 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. GENERAL COMMENTS STRUCTURAL COMMENTS 1 CALCULATION 1. In wind calculation — page 6, It appears the simplified design wind pressure Ps30 = 5.57 PSF were used on the roof, wall at 3`d floor and wall at 2"d floor. From IBC table 1609.6.2.1(1), There is no listed value smaller than 7.6 PSF under the horizontal pressure for A & C which are for wall, In addition, IBC Section 1609.6.2.1.1 Minimum pressure stipulates 10 PSF shall be used if wind pressure found is smaller than 10 PSF. Please clarify. 2. In seismic calculation -- page 7. The design spectral response acceleration parameters Sds = 36.67 is out of the normal range. The Ss =1.25778 (geo-technical report); Fa = 1 (IBC Table 1615.1.1 with site class " c "} Please clarify. 3. In column calculation — Page 5, Please show calculation for the allowable compressive stress of wood post = 1,200 PSI. Are the column stability factor considered in the design? I ran a quick check with "ENERCALC " program the allowable compressive stress will be reduced to 500 PSI when post buckle reduction was taken into account. 4. S2.00, Please show the calculation of the cantilever beam (5114 x 9 Y4) with overhang span of 6 ft and back span of 9 ft in un -balanced live load condition. 5. Lateral calculation and analysis is incomplete. There is no vertical and horizontal load distribution analysis, shear wall design, hold down calculation DRAWINGS 6. S-2.00, Can't find sheet G-1 as mentioned in the floor framing plan note #11. 7. S-2.00, Please show shear walls in East — West direction. 8. S-2.00, Missing deck framing size. 9. S-2.00, S- Please specify the pt wood for the structural member exposed to weather, such as deck joist etc. per IBC 2304.11.5 10. S-300, Please specify the wood species and grade for post. Why the preservative -treated wood specified for the post inside of the wall? They are not exposed to weather. 11. S-300, Please show the third floor cantilever beam that supports deck (refer to sheet A 3.0.0 south elevation). 2 12.S-6.00, detail 3, please shows the rebar arrangement for the 8"full height concrete wall acting as shear wall. 13.3-6.00, detail 3 and S-1.00, For the 8° full height concrete wall, in order to distribute the out -of -plan anchorage forces developed by concrete walls (weigh 100psf) and prevent walls separating from diaphragm, please specify sub -diaphragm, crosstie and the anchorage between the diaphragms and concrete wall per IBC1620.3.1 14, S-6.00, 6.01, Detail 4, 5; Fasteners for preservative -treated and fire -retardant -treated wood shall be of hot -dipped zinc -coated galvanized steel, stainless steel, silicon bronze or copper. Coating weights for zinc -coated fasteners shall bei.n accordance with ASTM .A153. Reference Section IBC Sec.2304.9.5 &1 RC Sec. 319.3 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 BJY at (206) 264-8400 between 8.00 am and 5:00 pm. By: CLt r____6 6Z_ , 0,14—ve'f ef�� Yd Chen �Y +o 41256 3 CITY OF EDMONDS SPECIAL INSPECTION AND TESTING AGREEMENT The project at 1?o T X05 21� issued under building permit number 20O76 07 -- "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 Oficial 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 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 fulfilled and reported. And, to the best of L:ITEMPIBi1ILDING1SpecialInspectionAgreementIBC.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 Buildiny, 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. Ms/Iler 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 Date Special Inspector General Contractor City Building Official L.ITEMPIBUILDING1SpeciallnspectionAgreementIBC_doe 7/04 Date Date Date SPECIAL INSPECTION AND TESTING SCHEDULE trtarrCrADDRESS REINFORCED CONCRETE, GUNITE, GROUT AND MORTAR: Cmoerete Gnrrite Groat Mortar 2 7 -oz 25 N7aa st)¢F,nvct�trNo. YisnlNGSMMCMY; AGS£ 4CY a SPU3A . MSPBCM - - STRUCTURAL STEEL/WELDING: —Sample and Test (list spxir members blow) Aggregate Tests _ Shop Material Identification Reinforcing Tests _ Welding hgXCtitm O Si op © Field Mix Designs — Ultrasonic Inspection DSbop 0Fwjd Reinforcing Placement ..,--. High-suength Bolting Batch Plant Inspection inspection © Shop 0 Field Inspect Plaeing D A325 Cast samples D A490 ©N D X © F Pict -up Samples — Metal Deck Welding Inspection Compression Tests ` Reinforcing Steel Welding hq=ti m _ Metal Sind Welding Inspection PRECAST/PRESTRESSED CONCRETE: _ Concrete Insert Welding Inspection X"=1 rnsr-lens AThlens Lima" ------- FIREPROOFING: r.. Placement Inspection — Density Tests — Thickness Tests Inspect Batching INSULATING CONCRETE: — Sample and Test — Placement Inspection — Uni[ Weights FILL MATERIAL: MASONRY — Acceptance Tests _ Placcmentlnspection Special Inspection Stresses Used — Field Density Preliminary Acceptance Tuts (Masonry Units. Wall Prisms) SubsNueat Tuts (Mortar. Grout. Field Wan Priuns) STRUCTURAL WOOD: . Placement Inspection of Units — Shear WAI Nailing Inspection — Inspection of GIu-lam Fab. — Inspection of Truss Joist Fab. ADDITIONAL INSTRUCTIONS OR OTHER TESTS — Sample and Test Components AND INSPECTIONS: • Excavation/Grading/Site Prep it Placement of Fill and Compaction + Proof Rolling • Soil Bearing verification • Footing Drain Installation Form completed by: Title_ Telephone No.. €}ate_