20070822145923.pdfo Eno City of Edmonds
PLAN REVIEW COMMEN'D'S
4 BUILDING DIVISION
�St $90 (425) 771-0220
DATE: August 22, 2007
TO: Joe Molina
jmolma@tgbarchitects.com
FROM: Jenny Readwin, Plans Ex ine
RE: Plan Check # 2007-0699
Project: Knutson SFR
Project Address: 18720 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.
• Label datum point and elevation.
■ Label NW covered porch
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 1/2" x 14".
2) Show location of 150 cfm whole house fan.
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. .
• Excavation, grading, & site preparation
• Soil bearing verification
• Placement of fill & compaction
• Footing drains
Temporary and Final Erosion Control
• Site, retaining wall/ rockery construction.
• General site monitoring
• Final letter from geotechnical engineer of record
5) See attached structural comments from city consultant. Respond to each item in writing.
BJY Northwest
Architecture - Engineering - Punning - Government Services
August 20, 2007
Return Correction Notice & Plans to City of Edmonds only
To: City of Edmonds Contact person: Theresa Umbaugh
City of Edmonds
425.771.0220 x 1336
Re: Project Description: SFD
PLAN CK # 2007-0899 18720 SOUND VIEW PLACE BJY# 042
STORY I OCCUPANCY I CONS'T. TYPE I AREA S.F
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
ARCHITECTURAL COMMENTS
Soil Report Comments
The soil report states that the minimum footing width shall be 18". Details
show 16" footing width. Follow the recommendations of the geotechnical
engineer. Place all requirements from the soil report on the plans. R106.1.1.
2. Plans shall show required compacted fill sizes and depths at all details and
sections per the soil report. IBC 1802.6.
3. Note that 95% compaction is required per the soil report. IBC1802.6.
4. The soil engineer shall address 4' of fill proposed at rear yard on existing
slope. Provide details. Address slope stability with additional loads.
IBC 1802.2.1.
Site Plan
1. Site plan shows 3' tall retaining walls at both property lines. The soil report
does not address these walls. Note if walls are existing or proposed. If the
retaining walls are existing then the soil report shall refer to them. Provide
details if walls are proposed. Show footing size and location with respect to
the property line. Note steel reinforcement in the footings and in the wall.
Verify soil.pressures based upon the soil report. Calculations shall include a
1.5 safety factor. R106.1.1.
2. Site plan notes an 8% driveway grade. It appears that the driveway is 100'
long with a 14' elevation change. Clarify the grade. R106.1.1.
3. The south property line has a rather steep grade between the driveway and
the 3' high retaining wall. Notes state, °3' tall rockery." Provide details and
a cut section at the property line showing finish grades, rocks, retaining wall
and driveway all within a 5' horizontal space. R106.1.1.
4. Reference sheet A3.00. Foundation plan shows exterior retaining walls at
driveway and at north elevation side yard. Provide details. Site plan does
not depict floor plan design: Resolve. R106.1.1.
5. Side yard retaining wall requires a cut detail showing finish grade, height of
retaining wall at property line, height of retaining wall at garage; finish
garage slab elevation and slopes to justify heights. R106.1.1.
SHEET R0.00
K
2. Note any special inspections on the plans. Include inspections by the soil
engineer as per the soil report. IBC 109.3.9.
SHEET A2.00
1. Reference detail 4. Maximum step at the front door shall be 1.5". Note is not
clear. R311.4.3.
2. Vertical reinforcement in the foundation shall have a 90 -degree bend into
footing for developed length if 2 pours are proposed. ACI 318.
3. Note "all footings to rest on undisturbed soil" does not meet the
recommendations of the soil report. Have the plans approved by the soil
engineer and/or geologist before re -submitting. IBC 106.1.1.
4. Reference detail 1. Verify vertical steel placement in 4' tall retaining wall.
Provide calculations with a=4". IBC 106.1.1.
5. All details shall show 2' compacted fill below and at both sides of proposed
footings as per the soil report. IBC 1802.6.
6. Provide calculations and show required crawl space ventilation vents.
R408.3.
7. Reference detail 3. Detail calls for 3/" anchor bolts and schedule for SW -3
and SW -4 for 518" anchor bolts at 16" and 12" o/c. Clarify. R106.1.1.
SHEET A2.05
1. Note crawl space access size. R408.3.
2. Call out size and type for all windows. Exercise room requires an egress
window. R310.1.
3. Note minimum 72" high shower wall finish material. R307.2.
4. Call out all door sizes. R311.4.2.
SHEET A2.10
1. Detail deck ledger to house connection. Nail subject to withdrawal are not
allowed. R502.2.1.
2. Note finish -decking materials for the exterior deck. R106.1.1.
3
3. Provide a typical cross section through the structure. Show load paths from
the foundation to the roof deck. R106.1.1.
SHEET A2.15
1. Note tempered glass at all required window locations. R308.4.
2. There appears to be a fireplace at the exterior covered patio. Show chimney
at elevations. R106.1.1.
3. Show required exhaust at kitchen hood. WSVIAQ
4. Provide details of covered walkway. R106.1.1.
5. Note all window sizes and types. R303.1.
6. Note all door sizes. R311.4.2.
7. Reference note #4. Provide calculations for OTM when the hold-downs are
installed 11" from the corner. Calculations shall be based upon the location
of the uplift straps. Provide details of this design to justify OTM.
IBC 2305.3.6.
SHEET A2.25
1. Provide manufacturers installation instructions for fireplace in th bedroom. 1
This unit must be approved for bedroom installation. G2406.2.(DjQ�' T)
2. Call out all window sizes and types. Verify egress windows. R303.1.
3. Provide a section at the bathrooms showing finish ceiling heights. Verify
slope ceiling construction requirements. R304.4.
SHEET A2.30
1. Ridge board shall be the size dimension in depth as the plumb cut rafter
size. 2x12 rafter requires a 14" ridge board. IBC 2308.10.4.
2. Note calls for 1 x 4 skip sheathing for roof sheathing material. Provide a
detail of this construction. The roof diaphragm shall transfer lateral loads to
the shear walls below. The code does not have values"for skip sheathing
when designed as a diaphragm. IBC 2305.2.
KI
3. Reference note #6. Structural calculations are not part of the approved
plans. Place all the requirements from the structural engineer on. the plans.
R106.1.1.
4. Reference note #5. Sheet index does not include any structural drawings.
Clarify. R106.1.1.
5. Reference detail 1. Note states "roof assembly as schedule". Where is the
schedule? R106.1.1.
6. Provide ceiling details. It is not clear how the 2 x 6 ceiling joists are
supported & tied together. This plan lacks many details. IBC 2308.10.4.1.
7. Ridge beam is noted as a 5-114 x 28 PSL. Provide specifications for this
beam. This beam cannot be found in the catalog. Clarify. R106.1.1.
8. 1-314 x 11-718 PSL ridge beam requires support at both ends. Provide
details. IBC 2304.9.7.
9. Roof framing were ridge boards are installed requires rafter ties at a
maximum 4'olc with a positive connection to the plate line. Provide details.
IBC 2308.10.4.1.
SHEET A2.40
1. Elevations show site drainage towards the structure at basement windows.
The code requires that a minimum 2% slope away from the structure be
allowed. Follow the requirements from the soil report or have the soil
engineer address this condition. 8401.3.
2. Chimney does not appear to be 2' above the 10' horizontal plane as
required by the code. Resolve. R1001.6.
3. Maximum veneer height shall be 20' above the foundation. Resolve.
R703.7.
4. Clarify note that calls out exposed trellis at rafter tails. Provide a detail.
R106.1.1.
SHEET A3.00
1. Minimum footing width shall be 18".
2. Provide a detail of the Simpson HDQ8 hold-down. Plans call for two. Is this
two per double stud or two per shear wall panel? R106.1.1.
5
3. Reference detail 3. It appears that the foundation has a separate pour for
the footing & the stem wall. Vertical bars do not provide adequate
developed length to resist forces thus require tails. Resolve.
4. Floor plan notes 6" stem wall at detail 3 & detail notes 8" stem wall. Clarify.
R106.1.1.
SHEET A3.05
1. Provide handrails at exterior stairs. R311.5.6.
2. Call out rise & run for concrete stairs. R311.5.3.
3. It appears that there is an 8" tread with two risers at the front of the garage.
This does not meet code.
4. Exterior garage man door that swings out over the landing shall have a
maximum 1.5" step. R311.4.3.
5. Reference detail 2. Call out minimum 1" thick mortar for masonry veneer.
Figure R703.7.
6. Provide a detail at the exterior rear of the garage. There appears to be a
wood frame wall & a concrete wall. R106.1.1.
7. Provide detail for rafter ridge beam connection. R802.3.
8. Provide specifications for 24°PSL beam. R106.1.1.
SHEET AM
1. Address roof diaphragm. 1 x 4 skip sheathing is inadequate.
2. Detail ridge beam rafter connection.
SHEET A3.20
1. Rear elevation shows the entire lot drainage towards the structure. The
code does not allow this. Have the soil engineer approve drainage for this
site.
STRUCTURAL COMMENTS
DRAWINGS
[01
SHEET A2.25
1. Provide the correct tributary loading at grid line -A for the 2'-4" shear wall. It
would appear that SWA is over stressed. Provide two additional grid lines,
1 between grid line A & B & the other between grid line C & D. Grid lines B
& C appear to be adequate. Resolve. IBC 2305.3.
SHEET A2.05
1. Calculations at grid line 2 note 28.5' of shear wall. OTM @ 5890#. T-3
would appear to be the correct hold-down per calculations. Plans call for a
T-2 hold-down, which has a maximum value of 5025#. Resolve. R106.1.1.
SHEET A3.10
1. Lateral calculations have not been provided for level 2 wall lines A & B.
R106.1.1.
2. Wall line B does not have a floor diaphragm & must transfer loads directly to
the foundation. Justify 2-Y2' shear wall aspect ratio. Provide an additional
shear wall at the interior for lateral forces. IBC 2305.2.
SHEET A3.05
1. Provide calculations for lateral analyses at level 1, wall lines 1 & 2. They
appear to be adequate.
SHEET A2.15
1. Reference shear wall note #7. This note suggests that double 2x studs may
be substituted for a single 3x member. Provide a detail showing the exact
location of 8d nails embedded into a single 2x stud. The 8d nail shall be
located in the center of the stud as required by the code. Nails not located
within the center of the stud have no value. Please make a note on the
plans stating these requirements & ramifications to the extent when the stud
is split from inaccurate shear wall nailing. Inaccurate installation of shear
walls can have a catastrophic effect were shear wall nailing on panels that
have extremely high load values. The SFD has a wall line with SW -6, which
is a shear wall with 2" nailing on both sides thus creating this condition.
These walls do not have full capability of transferring loads from the floor
diaphragm above since the stair landing is at that location. R106.1.1.
7
SHEET A2.20
1. Provide a detail of 6 x 6 post to 6 x 6 beam connection located at stair well.
(Floor plan notes 6 x 6 post & framing plan notes 4 x 6 post.) IBC 2304.9.7.
2. Call out beam sizes for rear patio deck framing. R106.1.1.
3. Many locations on the framing plan have posts from above. Show all
required point loads & joists directly below supporting said loads. R106.1.1.
4. PSL joists are required at floor framing in many locations. Show these joists
on the floor -framing plan. R106.1.1.
SHEET A2.10
1. Provide a detail of the required nailing for floor joists with lapped splices.
R502.6.1.
SHEET A3.05
1. Structural calculations call for a 4 x 8 and a 6 x 8 supporting the 24° PSL
beam. Framing plan notes 4 x 6 & 6 x 6 posts. Resolve. R106.1.1.
CALCULATIONS
1. Provide diaphragm loading & required nailing, roof & floor materials with
index rating & details. Justify 1 x 4 space sheathing. IBC 2305.2.
ENERGY COMMENTS
1. Note all requirements for WSEC on the plans.
2. Note required CFM at all required locations.
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.
n
CITY OF EDMONDS
SPECIAL INSPECTION AND TESTING AGREEMENT
The project at �O ��(��.C{,(i 1 Pf issued under building permit
number lba :7 h!n _ requires special inspection and/or testing per IBC Chapter 17. The
complete list of special innspc irons 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
acknowledge inents.
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.
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:\TEMPIBUILDING1SpeciallnspectionAgreementlBC.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
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 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. 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 Date
Special Inspector Date
General Contractor Date
City Building Official Date
L_1TEM1'1BUILDING1SpeciallnspectionAgreementlBC.doc 7104
SPECIAL INSPECTION AND TESTING SCHEDULE
mince TADDR s
REINFORCED CONCRETE, GUNITE, GROUT AND MORTAR: STRUCTURAL STEWWELDINGi
Concrete Gunite Grout Mortar — Sample and Test ilist specific members below)
Aggregate Tests — Shop Material Identification
Reinforcing Trus — Welding Itslxction O Sbop O Field
Km Designs — Ultrasonic Itspection 0 Shop D Field
Reinforcing Pla=n=t ^ Higb-strength Bolting
Batch Plant Inspection Inspection O Shop El Field
Inspect Placing D A325
OF
Cast Samples ❑ A490 N ❑ X
Pick-up Samples — Metal Deck Welding Inspection
Compression Tests — Reinforcing Steel Welding Inspection 4
_ Metal Stud Welding Inspection
PRECAST/PRESTRESSED CONCRETE: — Concrete Insert Welding Inspection
Piles pbst-Teas Pre -Tens Cladding
Aggregate Tests FIREI ROOFING:
Reinforcing Tests — Placement Inspection
Tendon Tests — Density Tests
Mir Designs - Tbickness Tests
Reinforcing Placement — Inspect Batching
Insert Placement
Concrete Batching INSULATING CONCRETE:
Concrete Placement — Sample and Test
Installation Insepction _ Placement Inspection
Cast Samples ___- Unit Weights
Pick-up Samples
Compression Tats FILL MATERIAL:
MASONRY: — Acceptance Tests
Placement Inspection
Special lnspection Stresses Used ____ Field Density
— Preliminary Acceptance Tests (Masonry Units. Wall Prisms)
Subsequent Tests (Mortar. trout. Field Wall Prisms) STRUCTURAL WOOD.
Placement Inspection of Units _ Sheat Wall Nailing Inspection
— Inspection of Glu -lam Fab.
Inspection of Truss Joist Fab.
ADDITIONAL INSTRUCTIONS OR OTHER TESTS.�77. =:S and Test Components
AND INSPECTIONS: - - -
• Excavation, grading, & site preparatlon.,
• Soil bearing verification
• Placement of fill & compaction
• Footing drains
• Temporary and Final Erosion Control
• Site retaining wall/ rockery construction.
General site monitoring
• Final letter from geotechnical engineer of record
Form completed by: Title-
Telephone No_: Date: