20070917152219.pdfo� Ebb City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
Sr. 10" (425) 771-0220
DATE: September 17, 2007
TO: Eric Sundquist
Fax 425-774-6315
FROM: Jenny Readwin, Plans Ein
RE: Plan Check # 2007-0767
Project: SFR
Project Address: 23565 74t' Ave W
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.
■ Site plan must be scaled no smaller than 1"=20'.
You may redline plans or resubmit three (3) new site plans scaled no smaller than 1"=20' and
one on paper no larger than S %Z" x 14".
2) Show how island sink will be vented through the roof or'with a loop vent as permitted by UPC
909.0.Air admittance valves are not permitted unless first approved by the Building Official
under and alternate method per UPC 301.2.
3) Specify height of guardrail at top of stairs open to below. Also, guardrails are required to resist
200 psf and the in -fill components must resist 50 psf per Table R301.5. Note on plans.
4) An additional smoke detector is required outside the den on the main floor.
5) 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
• Proof Rolling
• Subsurface drainage installation including footing drains.
• Temporary and final erosion Control
• Site retaining wall/ rockery construction.
• Final letter from geotechnical engineer of record
6) See attached structural comments from city consultant. Respond to each item in writing.
BJY Northwest
Architecture • Engineering • Pianning • Government Services
August 24, 2007
. Return Correction Notice & Plans to City of Edmonds only
To: Contact person:
Re: Project Description: SFD Addition
PLAN CK # 2007-0767 23565 74'TH AVE. WEST BJY# 061
STORY I OCCUPANCY CONST. 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.
ARCHITECTURAL COMMENT
SHEET A3
1. Reference detail 15. Note minimum 1" mortar is required for stone veneer
installation.
2. Foundation details show a 2 -pour footing & stem wall detail. The vertical
rebar does not provide enough developed length when installed in an 8"
footing. Providecalculations or a tail to resist all forces.
1
3. Reference detail 6. Provide a maximum height of the 8" concrete stem wall.
Walls over 4' high shall be designed, as retaining walls & calculations shall
be provided.
4. The plans & details should reflect all requirements from the soil report. Soil
engineer shall review & approve the foundation & details before
re -submitting to the Building Department for final approval. All details shall
show compacted engineered fill with a minimum 3' to 6' of compaction at
95%.
5. Reference detail 8. Show required footing steel as three #4 bars EW as per
foundation plan.
§HEET A4
1. It appears that the finish grade slopes away from the structure at the rear.
Footing schedule for deck piers notes footing 8" into soil. Clarify if these
footings need to be embedded into engineered fill or compacted natural soil.
2. Provide a detail for the connection of the existing garage foundation to the
new proposed retaining wall
3. Reference detail A/S1. Detail has a 9" footing thickness. AGI requires 6" of
concrete above reinforcement & 3„ below clearance to soil. Therefore
footing shall be a minimum 10" thick.
SHEET AS
1.P861M
2. Note maximum step at the front door shall be 1.5". R311.4.3.
SHE
1. Attic access in the utility room requires a minimum 30" of headroom
clearance. Relocate..
SHEET A7
1. Provide a cricket between the single story roof at the garage & the 2 -story
wall line at the playroom & stairs.
SHEET A't0
1. Show fire blocking at the stair landing & at the lower roof deck & exterior
stud wall.
2. Exterior deck appears to be 5' above the grade. Provide lateral bracing &
calculations.
E
CALCULATIONS
1. Reference page 5.1. Calculations show 4 grid lines & structural calculation
plan slows 3 grid lines. Clarify.
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 BJH' at
(206) 264-8400 between 8.00 am and 5.00 pm.
By: C2� .1. c4kL'�
Ted Chen
4
OV EDS,
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CITY OF EDMONDS
SPECIAL INSPECTION AND TESTING AGREEMENT
PERMIT #O� DATE: '
PROJECT SITE ADDRESS:'ZJ5 s ] W
PROJECT NAME:
SPECIAL INSPECTION AGENCY L `k fKt5r
*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 REQUIRE_ D SKVIAL INSPECTIONS SEE THE STATEMENT OF
SPECIAL INSPECTION OATTACHED PPROVFD PLAN SHEET
o Fabrication (1704.2)
❑ Wood Construction (1704.6)
❑ Steel Construction (1704.3)
❑ Concrete (1704.4)
Soils (1704.7) _& r }
❑ 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)
o Masonry (1704.5)
❑ Reinforced Gypsum Concrete (1704.4)
❑ Structural Masonr
y for Seismic Resistance (1708.1)
❑ Structural Observation (1709)
❑ Insulating 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 Rollin (1704.7)
❑ Smoke -Control Systems (1704.14)
o Exterior Insulation and Finish Systems (1704.12)
❑ Designated Seismic Systems (I707.9)
❑ Mechanical Components (I707.8)
❑ 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)
❑
❑ 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.\BuildinglHANDOUT ICODEStFORMSISPECIAL 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 he 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:1BuiIding\HANDOUT 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
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
1. 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
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:1Bui1dinglHANDOUT 1CODEMFORMSISPECIAL 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
General Contractor Company/Owner name
Date
(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 Stn Avenue North, City Hall Second Floor
Edmonds, WA 98020
Date
Date
ACCEPTED BY CITY OF EDMONDS BUILDING DIVISION:
City Official Signature Date
Title:
• Excavation, grading, & site preparation
• Soil bearing verification
• Placement of fill & compaction
• Proof Rolling
• Subsurface drainage installation including footing drains.
• Temporary and final erosion Control
• Site retaining wall/ rockery construction.
• Final letter from geotechnical engineer of record
W:1BuildingWANDOUT ICODESIFORMSISPECIAL INSPECTION AGREEMENT FORM.&0/47