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20070822095319.pdfor Eby City of Edmonds PLAN REVIEW COMMENTS BUILDING DIVISION FSI s90 (425) 771-0220 DATE: August 22, 2007 TO: Phil Kallsen phi@kallsenarchitecture.com FROM: Jenny Readwin, Plans E)�* RE: Plan Check # 2007-0695 Project: Launceford Addition Project Address: 18703 Soundview Place 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. ■ Show handrail at exterior stairs. a Label all bumpouts You may redline plans or resubmit three (3) new site plans scaled no smaller than 1 "=20' and one on paper no larger than 8 %" x 14". 2) Specify 7 3/4" max rise and 10" minimum run on stair details page 19. 3) Provide letter from Geotechnical Engineer of Record stating that they have reviewed the plans and that they are consistent with the report recommendations. 4) 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. Special inspector must be Geotechnical Engineer of Record. • Excavation/Grading/Site prep • Soil Bearing Verification • Placement of fill and compaction • Temporary and Final Erosion Control • Subsurface drainage installation including footing drains 5) See attached structural comments from city consultant. Respond to each item in writing. BJY Northwest Architecture - Engineering Planning - Government Services July 12, 2007 Return Correction Notice& Plans to City of Edmonds Only To: Launceford Residence Contact person: JoAnne Zulauf City of Edmonds 425.771.0220 x 1336 Re: Project Description: 1 SFR With Attached Garage PLAN CK # 2007-0695 -18703 SOUNDVIEW PL - BJY# 030731-043 Addition Onlv STORY OCCUPANCY CONS'T. TYPE AREA SY Gara e U VB 885 1 S Floor R3 VB 1530 2" Floor R3 VB 636 Total 3051 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. 1 GLAZING AREA CALCULATION Total floor area of addition indicated as 3060 SF on glazing area calculation sheet. The floor plan indicates 2966 SF. Please Clarify VENTILATION Please provide calculations and details for roof (attic) venting SMOKE ALARMS When interior alterations, repairs or additions requiring a permit occur, or when one or more sleeping rooms are added or created in existing dwellings, the individual dwelling unit shall be provided with smoke alarms located as required for new dwellings; the smoke alarms shall be interconnected and hard wired. Exceptions: Smoke alarms in existing areas shall not be required to be interconnected and hard wired where the alterations or repairs do not result in the removal of interior wall or ceiling finishes exposing the structure, unless there is an attic, crawl space, or basement available which could provide access for hard wiring and interconnection without the removal of interior finishes. ([EB] IRC R313.1.1) Provide Smoke Alarms in the following areas: 1. In each sleeping room. 2. Outside each separate sleeping area in the immediate vicinity of the bedrooms. 3. On each story of the dwelling, including the basement SHEET 3 Glazing adjacent to stairways, landings and ramps within 36 inches horizontally of a walking surface when the'exposed surface of the glass is less than 60 inches above the plane of the adjacent walking surface and Glazing adjacent to stairways within 60 inches horizontally of the bottom tread of a stairway in any direction when the exposed surface of the glass is less than 60 inches above the nose of the tread shall be safety Glazed in accordance with the 2003 IRC Chapter 3 SECTION R308 Safety glazing for window #1 at intermediate stair landing required but not indicated. Please Clarify SHEET 6 2. Thermal break(s): Maintain a thermal break at the edge of a slab. Slabs must not run continuously from heated to unheated areas. Building section detail 5114 does not indicate required R-10 insulation with thermal break. Please Clarify RIA STRUCTURAL COMMENTS CALCULATION 1. Lateral loads analysis. Package submitted for review is missing seismic calculation, there is only wind load calculation can be found. Please provide copy of balance of calculations or indicate why only the wind load governs the lateral load design. 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. General -- Provide details for the double wall plate lap splices where the plates act as diaphragm chords per IBC table 2304.9.1 item 10. 4. Sheet 8. Please call out naturally durable woods or treated wood for the structural members that are exposed to weather, such as the out door porch' roof framing, deck framing and so on. IBC 2304.11.5. 5. Sheet 8. Reference detail °3°. New south porch roof framing deck attached to the existing building wall shall be designed to resist both vertical and lateral loads. Such connection shall not be accomplished by the use of nail subject to withdrawal per IRC R 502.2.1. Please provide connection detail to clarify. 6. Sheet S 1, shear wall schedule, Please specifies the 3X member for sill plate and framing member receiving edge nailing with staggered nailing for those shear walls has design value exceed 350 PLF (ASD), per IBC table 2306.4.1 note "i". 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 ted.chen(c_bjy.com or `(206) 264-8400 between 8:00 am and 5:00 pm. By: Ted Chen 3 CITY OF EDMONDS SPECIAL INSPECTION AND TESTING AGREEMENT PERMIT # 2W 7 © bq5 DATE: PROJECT SITE ADDRESS: 7 ® 3 -50 ckmW 1' aJ / �-- PROJECT NAME: — — Y SPECIAL INSPECTION AGENCY AV 5VL/ One form must be completed by each Special Inspection Agency or Inspector. SPECIAL INSPECTIONS REQUIRED: Special inspections are required for this project in accordance with IBC Chapter 17 or in accordance with IRC 8109.2 as applicable. IBC Section 1704.1 requires the owner or the registered design professional in charge to employ an independent testinglinspection agency/special inspector to perform required special inspections. The independent agency hired to perform the duties of special inspection is required to be a registered agency with WABO under the Special Inspection Registration Program (SIRP). The special inspector shall be a qualified person with competence for inspection of the particular type of construction or operation requiring special inspection (SOQ may be required by the Building Official). The owner, registered professional, contractor and special inspector/agency shall complete the attached form and submit directly to the Building Division. WORK REQURING SPECIAL INSPECTION: Special inspections will be required for the following categories of work in accordance with IBC Chapter 17 and IRC R109.2: FOR SPECIFIC INFORMATION REGARDING REQUIRED SPECIAL INSPECTIONS SEE THE STATEMENT OF SPECIAL INSPECTION ❑ATTACHED []APPROVED PLAN SHEET ❑ Fabrication (1704.2) ❑ Wood Construction (1704.6) o Steel Construction (1704.3) o Concrete 1704.4) >fSoils (1704.7) ❑ Bolts installed in Concrete (1704.13) ❑ Special Moment Resisting Concrete Frames (1704.4) ❑ Reinforcing Steel, Prestressing Steel Tendons (1704.4) ❑ Structural Welding (1704.3.1) ❑ High Strength Bolting (1704.3.3) ❑ Maso (1704.5) ❑ Reinforced Gypsum Concrete (1704.4) o Structural Masony for Seismic Resistance (1708.1) ❑ Structural Observation (1709) ❑ Insulating Concrete Fill (1704.4) o Spray Applied Fire -Resistive Materials ,(1704.10) ❑ Piling, Drilled Piers, and Caissons (1704.8, 1704.9) n Shotcrete (1704.4) ❑ Vier Foundations (1707.5) ❑ Structural Steel (1707.2) ing, Excavation, Fill, Proof Rollin (1704.7) ❑ Smoke -Control Systems (1704.14) ❑ Exterior Insulation and Finish Systems (1704.12) ❑ Designated Seismic Systems (1707.9) ❑ Mechanical Components (1707.8) o Cold Formed Steel Framing (1707.4) ❑ Storage Racks (1707.6) ❑ Architectural Components (1707.7) ❑ Structural Wood (1707.3) ❑ Special Cases (1704.13) ❑ Seismic Isolation System (1707.10) ❑ Mastic, Intumescent Fire Resistant Coatings (1704.11) b ❑ High Load.Dia hra ms (1704.6.1) ❑ BEFORE A PERMIT CAN BE ISSUED: The owner and contractor and special inspector shall complete this agreement and the attached Special Inspection Information Form, including the required acknowledgements and return to the Building Division for approval prior to permit issuance. W:lBuildinglHANDOUT ICODESIFORMSISPECIAL INSPECTION AGREEMENT FORM.doc7/07 APPROVAL OF SPECIAL INSPECTORS: Each special inspector shall be approved by the Building Official prior to performing any duties or inspections. The company performing inspections must be WABO certified as well as the individual completing inspections. When required by the Building Official, each special inspector shall submit Statement of Qualifications to the City for review. Special inspectors shall display identification when performing special inspections on the project 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 are permitted only as specifically noted in the approved project plans in accordance with IBC Chapter 17, and as approved by the Building Official. Continuous Inspection means the same inspector is on site day to day to observe the work requiring special inspection. Periodic Inspection means some inspections may be performed on a periodic basis to satisfy the requirements of continuous inspection, provided these periodic inspections are performed as outlined in the project plans and specifications, and approved by the Building Official. 2. REPORT NONCONFORMING 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 by telephone at (425-771-0220) or in person at City Hall, 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 of record. 3. DAILY REPORTS KEPT ON SITE WITH CONTRACTOR Each special inspector shall complete and sign a daily report for each day's inspections. The daily reports shall remain at the jobsite with the contractor for review by the City Building Inspector. 4. WEEKLY REPORTS TO CITY 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 and date of daily inspections and tests made with applicable locations • List of all non -conforming items and locations • Report on status of non -conforming items (how each was resolved or unresolved) • Field changes authorized by the Architect, Engineer or City Inspector if not included in non-conformance 'items. W:1BuiIdingIHANDOUT ICODESIFORMSISPECIAL INSPECTION AGREEMENT FORM.doc7/07 5. FINAL CONSTRUCTION REPORT The special inspector or inspection agency shall submit a final signed report or Certificate of Compliance to the City stating that all items requiring special inspection and testing were fulfilled and reported. And, to the best of 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, unresolved items or any discrepancies in inspection coverage (i.e., missed inspections, periodic inspection when continuous inspections were required, etc.) shall be specifically addressed in this report. B. Contractor Responsibilities 1. NOTIFY THE SPECIAL INSPECTOR OF ALL REQUIRED SPECIAL INSPECTIONS 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 Special Inspection Information Form 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. All work requiring special inspection must be approved prior to concealing or covering said work. 2. PROVIDE ACCESS TO APPROVED PLANS The contractor is responsible for providing the special inspector access to approved plans at the jobsitc. 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. Ci of Edmonds Building Division Responsibilities 1. APPROVE SPECIAL INSPECTION The Building Division shall approve all Special Inspectors and special inspection requirements. 2. MONITOR SPECIAL INSPECTIONS AND APPROVE WEEKLY REPORTS Work requiring special inspection and the performance of special inspectors shall be monitored by the City Building Inspector. Building Inspector 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 by the City. D. Owner- Responsibilities . 1. The project owner or the engineer or architect of record acting as the owner's agent shall fund special inspection services. E. Enaincer or Architect of Record Responsibilities 1. Prepare Statement of Special p peeial Inspections in accordance with IBC Section 1705. 2. Review the special inspection reports and provide corrective action for work that may not conform to the approved plans. W:1BuildingUHANDOUT ICODESIFORMSISPECIAL INSPECTION AGREEMENT FORM.doc7/07 ACKNOWLEDGEMENTS I have read and agree to comply with the terms and conditions of this agreement. Owner name (please print or type) Signature, Date General Contractor Company/Owner name (please print or type) Signature Date Special Inspector/Agency name (please print or type) Signature. Architect/Engineer of Record name (please print or type) Signature, Return the original signed agreement to the Building Division City of Edmonds Building Division 121 5th Avenue North, City Hall Second Floor Edmonds, WA 98020 ACCEPTED BY CITY OF EDMONDS BUILDING DIVISION: Date Date City Official Signature Date Title: W:1BuiIdingIHANDOUT ICODESTORMSISPECIAL INSPECTION AGREEMENT FORM.doc7/07