20070912151323.pdfof Eno City of Edmonds
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PLAN REVIEW COMMENTS
BUILDING DIVISION
�Sr ago (425) 771-0220
DATE: September 12, 2007
TO: John Curtis Wolfe
downwind@verizon.net
FROM: Jenny Readwin, Plans E ine
RE: Plan Check # 2007-0758
Project: New SFR
Project Address: 9509 234' 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.
• Landing outside the dinning room window.
• Label covered porch
• Show location and elevation of datum point used for height calculations.
• Show topography lines
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) 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.
• Epoxy Holdowns
3) See attached structural comments from city consultant. Respond to each item in writing.
BJY Northwest
Architecture - Engineering - Planning - Government Services
August 18, 2007
Return Correction Notice & Plans to City of Edmonds Only
To: Contact person: Theresa Umbaugh
City of Edmonds
425.771.0220 x 1330
Re: Project Description: SFD
PLAN CK # 2007-0758 9509 234TH STREET SW BJY# 048
STORY OCCUPANCY CONS'T. TYPE I AREA S.
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
SHEET 2
1. Note that the garage slab shall have a slope. R309.3.
2. Gas furnace in the garage shall have minimum 26 -gage duct that
penetrates the foundation wall. R309.1.1.
3. The main floor -framing plan appears to have one type of hold down. Some
of the hold-downs are located in pairs & some appear to be located at
individual wall lines. Clarify. R106.1.1.
4. Reference detail 6. It is not clear how the stone veneer is attached to the
structure. It appears to be 2" and/or 3" thick. Figure R703.7 in the IRC
notes a 1" air space or a 1" mortared space is required. Clarify.
5. Note required weather resistive barrier or approved water repellent
sheathing behind stone veneer. 8703.6.3.
SHEET 3
1. Garage note calls for 1/2" type "X" drywall entire space. IRC section R309.2
requires 518° type "X" gypsum board at the ceiling were habitable rooms are
above. Resolve.
2. Exterior garage man door requires a landing. R311.4.3.
3. Front door shall have a maximum 1.5" step at the threshold. R311.4.3.
4. Side lites at front door shall be tempered. R308.4.
5. Dining room French doors that swing out over the exterior landing shall
have a maximum 1.5° step. R311.4.3.
6. Nook exterior door shall have a maximum T-314" step at the exterior
landing. R311.4.3.
7. Side lites at dining room French doors shall be tempered. R308.4.
8. Gas appliance in the garage requires combustion air. Provide details
M703.2.
2
.qHFFT 4
1. Notes for manufactured trusses stating, " provide truss package to Building
Inspector with stamped Engineering calculations at framing inspection"
which does not meet the code. Truss drawings shall be stamped by a
licensed Engineer & reviewed by the EOR with his approval & submitted to
the B.O. prior to the installation of the trusses for city approval. State the
correct requirements on the plans. R802.10.1.
2. Attic ventilation calculations are required. Detail diameter of holes in bird
blocks with number of holes & minimum length of required ridge venting.
R806.1.
3. Reference plate to deck nailing. Note calls for 16d @ 16"o/c. Code
requires (3) 16d @ 16" o/c. Table R602.3 (1).
SHEET 5
1. Finish wall material at bathtub shall be a minimum of 6'. R307.2.
2. 4050 window at master bathtub shall be tempered. R308.4.
3. Stair landing windows shall be tempered if within 5' vertically of the stair
landing. R308.4.
SHEET 6
1. Reference detail 10. Note calls for vented bird block. Note venting in soffit
& call out soffit material. 8806.1.
2. Reference detail 12. It appears that the "Timberstrand" is exposed to the
exterior weather. Justify. R703.1.
3. Reference detail 13. This detail calls for 2 -layers of Y2" type "X" drywall for
ceiling construction in the garage. The code requires 1 -layer of 518" type "X"
drywall. The manufacture of the TJI joist requires 2 -layers of drywall.
Resolve. R309.2.
SHEET 7
1. Some locations show single hold down straps at shear walls. Clarify.
R106.1.1.
2. Reference east elevation. Great room window next to fireplace appears to
have a hold down strap from the floor above. A continuous load path is
required. Provide an additional hold down at the first floor to transfer OTM to
the foundation. IBC 2305.3.7.
3
SHEET 9
1. Reference sections C & D. It is not clear what proposed type of roof framing
occurs at the hip ends & appears to be unique to this type of construction.
Provide additional details. R106.1.1.
STRUCTURAL COMMENTS
DRAWINGS
SHEET 3
1. The West elevation at the first floor shows no shear walls. Calculations call
for 10- Y2' of SW2. Show the location on the floor plan. R106.1.1.
2. Calculations show (2) 10-'/2' SW1 which are not shown on the floor plan.
Showing shear wall locations on the elevations is not acceptable since it
appears that interior shear walls are required. Resolve. R106.1.1.
3. Calculations call for 27'/2' of SW 1 in the East/West direction at the first floor.
Plans do not show required shear walls. R106.1.1.
4. Shear walls on each side of the front door do not meet the aspect ratio as
required by code. Provide additional shear walls or verify increased loading
on additional walls. IBC 2305.3.4.
5. Garage/house common wall would appear to be a shear wall from the
calculations. This shear wall is out of plane with the shear wall above.
Provide calculations and details for this out of plane load path. IBC 2305.1.2
and 2305.2.1.
SHEET 4
1. 9' living room window header (3'/2 x 91h PSL) is over stressed & has a
maximum 13.0 kip ft load. Calculations have a 14 kip ft. load. Resolve. IBC
2304.3.2.
2. MSTC40 straps appear to be connected to a PSL beam in the garage.
Provide a detail of the strap connection to the beam & provide connection of
beam to post & post to foundation for the required load path. IBC 2305.3.7.
SHEET 5
1. Note on the floor plan states, "floor to floor Simpson hardware per plan."
The second floor plan shows no hold down straps & the calculations call for
MSTC40 straps for OTM at the South elevation. Change wording from plan
.19
to elevation or show straps on the floor plan as per your notes. R106.1.1.
CALCULATIONS
SHEET 1 & 2
1. There appears to be calculations for 9 headers and/or beams for this entire
structure. Reference headers & calculations to all plans. Verify point loads
& loading on all beams. R106.1.1.
ENERGY COMMENTS
1. No comments
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:
Ted Chen
5
CITY OF EDMONDS
SPECIAL INSPECTION AND TESTING AGREEMENT
PERMIT 9
'Z--7 00� �� DATE: 9 2-1 o
PROJECT SITE ADDRESS: (� I L``�
PROJECT NAME: W
PECIAL INSPECTION AGENCY -X—
*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 R109.2 as applicable. IBC Section 1704.1 requires the
owner or the registered design professional in charge to employ an independent testing/inspection
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 SPE IAL INSPECTIONS SEE THE STATEMENT OF
SPECIAL INSPECTION ❑ATTACHED 'APPROVED PLAN SHEET
❑ Fabrication (1704.2)
❑ Wood Construction (1704.6)
❑ Steel Construction (1704.3)
❑ Soils (1704.7)
❑ Concrete (1704.4)
❑ Special Moment Resisting Concrete Frames (1704.4)
>Qolts installed in Concrete (1704.13)
Li Reinforcing Steel, Prestressing Steel Tendons (1704.4)
❑ Structural Welding (1704.3.1)
❑ High Strength Bolting (1704.3.3)
❑ Masonry (1704.5)
❑ Reinforced Gypsum Concrete (1704.4)
❑ Structural Masonry for Seismic Resistance (1708.1)
❑ Structural Observation (1709)
❑ lnsulgLm Concrete Fill (1704.4)
❑ Spray Applied Fire -Resistive Materials (1704.10)
❑ Piling, Drilled Piers, and Caissons (1704.8, 1704.9)
❑ Shotcrete (1704.4)
❑ Pier Foundations (1707.5)
❑ Structural Steel (1707.2)
❑ Grading, Excavation, Fill, Proof Rolling (1704.7)
❑ Smoke -Control Systems (1704.14)
❑ Exterior Insulation and Finish Systems (1704.12)
❑ Designated Seismic Systems (1707.9)
❑ Mechanical Components (1707.8)
❑ Cold Formed Steel Framing (I707.4)
❑ 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)
❑
❑ High Load Diaphragms (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:IBuiidinglHANDOUT ICODESTORMSISPECIAL 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 TBC Chapter 17 and the following:
A. Duties and Responsibilities of the Special Ins ector
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.1Bui1ding1HANDOUT ICODESIFORMSISPECIAL INSPECTION AGREEMENT FORMAOC7/07
11 . I ° 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
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 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
L 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
1. Prepare Statement of Special 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:1Bui1dingl14ANDOUT ICODESIFORMSISPECIAL INSPECTION AGREEMENT FORM doc7/07
Owner name
ACKNOWLEDGEMENTS
I have read and agree to comply with the terms and conditions of this agreement.
(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)
Date
Signature Date
Return the original signed agreement to the Building Division
City of Edmonds Building Division
121 Stn Avenue North, City Hall Second Floor
Edmonds, WA 98020
ACCEPTED BY CITY OF EDMONDS BUILDING DIVISION:
City Official Signature Date
Title:
W:1Bui1dinglHANDOUT ICODESIFORMSISPECIAL INSPECTION AGREEMENT FORK&0/07