20070718085824.pdfOV �Dd
DATE: July 18, 2007
City of Edmonds_
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
TO: Katherine Esser, Architect
FAX: 206-264-7769
FROM: Ann Bullis, Assistant Building Official
RE: Plan Check #2007-0638
Project: Diener Addition
Project Address: 403 Edmonds Street
During review of the plans for the above noted project, it was found that the following information,
clarifications or changes are needed. Provide written responses to each comment and where
changes can be found on the plans. Please resubmit to Theresa Umbaugh, Permit Coordinator.
1. As previously noted in the Preapplication Comments dated February 14 2007. Below are
excerpts from those comments:
• The architect will need to do a code analysis to determine if the addition would be allowed.
Proposed alterations must be designed taking into account the code requirements for both
buildings. All alterations must meet current codes.
• Many of the answers to these questions depend on the code analysis done by the architect
and the design choices she chooses in the code to demonstrate compliance, addressing
issues such as IBC 704 and 503 particularly with regards to buildings on the same lot
(allowable area, exterior wall and opening protection, imaginary property lines, type of
construction); .IBC Chapter 10 far exiting, etc.
2. Special inspection is required for the epoxy anchor installation. Complete the enclosed Special
Inspection and Testing Agreement. Have the owner, contractor and special inspector sign the
form and return for Building Official approval prior to permit issuance. Special inspectors must
either be WABO Certified or a State licensed Professional Engineer.
3. Dimension the finished landing lengths and width for the new stair. R311.5
4. On building sections, show that minimum headroom dimension of 6'8" will be met. R311.5
5. On window schedule, note those that need to be safety glazed. 8308.4
6. Note on Sheet A5 that gas fireplace in master bedroom must be direct vent. G2406.2
See attached comments from the City's plan review consultant. Provide written responses to each
comment,and where changes can be found on the plans.
BJY Northwest
Architecture • Engineering - Planning - Government Services
June 27, 2007
Return Correction Notice & Plans to City of Edmonds Only
To: Terry & Karen Diener Contact person: JoAnne Zulauf
City of Edmonds
425.771.0220 x 1336
Re: Project Description: 1 SFR room addition with 2nd story
PLAN CK # 2007-0638 403 EDMONDS ST. BJY# 030731-020
Structure Occupancy Cons't. Type Area S.F
SF3 ADDITION
R31U TYPE VB 679
The above referenced project is in the process of plan review for compliance with
The City of Edmonds ordinances and applicable codes (Structural, Non Structural,
Energy & Ventilation). 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.
SHEET A 3
1. Garages beneath habitable rooms shall be separated from all habitable
rooms by not less than 518 -inch type X gypsum board or equivalent.
Plan indicates '/Z inch, Please Clarify
1►
STRUCTURAL COMMENTS
CALCULATION
1. Lateral loads analysis. Package submitted for review is missing seismic
load vertical distribution in calculation. Please provide copy of balance
of calculations.
DRAWINGS
2. General -- 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
3. Sheet A5 &A9, Please call out naturally durable woods or treated wood for
the structural members that are exposed to weather, such as the deck
framing and so on. IBC 2304.11.5.
4. Sheet A-3. Please call out all the missing beam size on the framing plan.
5. Sheet A-5. Please re -check and verify adequacy of the 2X6 @ 24 " O.C.
that span 13 ft in the master bathroom area.
6. Sheet A-5. It appears that some of the E -W direction shear walls are
missing. Please resolve.
7. Sheet A-5. Please call out the wood deck framing and its connection to the
wall.
8. Sheet S1, Detail 2. The detail depict hanger connects to the top flange of
WF steel beam. Simpson Strong tie catalogue shows HU28TF is not
acceptable for weld -on application. Please clarify.
9. Sheet S1, Detail 6. Please specify the nailing or bolting that connects the
ledger to the existing framing.
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.
3
Umbaugh, Theresa
From: Robert R. Doobovsky [robert.doobovsky@bjy.com]
Sent: Monday, July 02, 2007 6:32 AM
To: Umbaugh, Theresa
Cc: Ted Chen
Subject: Plan CK # 2007-0638 403 Edmonds st. BJY# 030731-020
See attached correction notice for flan CK # 2007-0638 - 403 Edmonds st. - BJY# 030731-020
Thank You
Robert Doobovsky
BJY Northwest Plans Examiner & Inspector
Seattle Office Phone: 206 264.8400 FAX: 206 264.2729
Cell: 512 848-7052
7/2/2007
CITY OF EDMONDS
SPECIAL INSPECTION AND TESTING AGREEMENT
The project at 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.
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.
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:ITEMP1BUILDING1SpeciallnspectionAgreementlBC.doc 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 an 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. Cid of Edmonds Building Department Responsibilities
I_ 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. HislHer 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_ 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
Special Inspector
General Contractor
City Building Official
L_1TEMPIBUILDINGiSpeciallnspectionAgreementlBC.doc 7104
Date
Date
Date
Date
SPECIAL INSPECTION AND TESTING SCHEDULE
MOO TNAME
REINFORCED CONCRETE, GUNITE, GROUT AND MORTAR:
Conarne Guaite Gr"t Mortar
Aggtcgate Tests
Reinforcing Tcsu
Mix Designs
Reinforcing Placement
Batch Pians Inspection
Inspect Placing
Cast Samples
fief: -up Samples
Compression Tests
PRECAST/PRESTRESSED CONCRETE:
rbcs roar -teres rre-Tmu Cladding
Aggregate Tests
Reinforcing Tests
Tendon Tests
Mix DesiRus
Reinforcing Placement
Insert Placement
Concrete Batching
Concrete Placemcat
eper
Installation Insiorl
Cast Samples
Pick-up sample
Compression Tests
MASONRY:
- Special Inspeaion SUCSseS Used
— Preliminary Acceptance Tests fMasomv units. W311 Prisms)
Subsequent Tests (Mortar. Grout_ Field Wall Prisms)
— Placement Inspection of Units
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STRUCTURAL STEELIWELDING:
— Sample and Test (list spxifrc rnembrY baa,)
— Shap Material Identification
_ Wading 1-1-c ion D Shop D Field
llFuasonic Inspection D Shop D FirM
--- Higb-strength Bolting
Inspection D Sbop D Field
DA325 DN ❑X DF
D A49()
— Metal Deck Welding Inspection €
— Reinforcing Steel Welding inspection i
— Mewl Stud Welding Inspection
— Concrete Insert Welding Inspection
FIREi%OOFING:
— Placement Inspection
— Density Tests
— Thickness Tests
— Inspect Batching
INSULATING CONCRETE:
Sample and Fest
— Placement Inspection
— Unit Wughts
FILL MATERIAL:
Acceptance Tests
Placement inspection
Field Density
STRUCTURAL WOOD-
- Shear Wall Nailing Inspection
— Inspection of Glu -lam Fab.
— Inspection of Truss Joist Fab_
ADDITIONAL INSTRUCTIONS OR OTHER TESTS — Sample and Tut Components
AND INSPECTIONS:
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