20071113112102.pdfor Eb,� City of Edmonds
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PLAN REVIEW COMMENTS
BUILDING DIVISION
Fsr. z a9° (425) 771-0220
DATE: November 13, 2007
TO: Stephen and Diana White
Diana.white 1 @comcast.net
FROM: Jenny Readwin, Plans amin
RE: Plan Check # 2007-1046
Project: White Addition/Remodel
Project Address: 831 Northstream Lane
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.
■ Proposed keystone or rockery wall is proposed along the East property line. Please specify
type of wall to be used (requirements vary between retaining walls and rockeries -see
handouts) and specify top and bottom wall elevations.
■ Plans shows new cover over reconstructed deck. Please clarify portion of deck to be "re-
constructed" (Le. entire deck? Just area under the cover?) and provide structural plans
accordingly.
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) 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) 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 a Licensed Engineer or WABO
certified inspector.
• Epoxy or Expansion anchors or holdowns
4) See attached structural comments from city consultant. Respond to each item in writing.
Eagle Eye Consulting Engineers, P.S.
PO Box 523
Olalla, WA 98359
hoAeter@centurytel.net
360 874 0562
To: Marie Harrison
121 5th Ave N
Edmonds, WA, 98020
Re: White Residence
831 Northstream Lane
Edmonds, WA, 98020
Plan Review # 2007-1046
Date: 26 October 2007
EECE # EDM 0753
Structure
Stated Area S.F.
xistin Lower Floor
?
Existing. Upper Floor
?
New Upper Floor
1471
Total
?
New Garage
678
Total
?
Deck
118
rand total
?
The above referenced project is in the process of plan review for compliance with Edmonds
ordinances and applicable codes. 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, V&IAQC, and Energy requirements
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.
ORDINANCE COMMENTS
Sheet A2.1 UPPER FLOOR PLAN:
1. Please specify the required landing outside the Master Bedroom exterior door.
R311.4.3
Page 2 of 4
EECE#: EDM 07-53
# 2007-1046 White Residence Addition and Remodel
2. Please note that the window next to the tub in the Master Bathroom shall be safety
glazing. R308.4
3. It appears that there is anew fireplace. Please specify the type of fireplace, and how the
required ventilation will be achieved.
4. Please provide deck and guardrail details for the new deck. R312
Sheet A2.2 LOWER FLOOR PLAN:
5. Please specify the required landing outside the Garage exterior door. R311.4.3
Sheet A2.3 ROOF PLAN:
6. Please provide details for new skylight. 8308.6.8
7. Please clarify how the roof drainage is being accomplished. It appears, for example,
that the roof area around the skylight appears to be a low -slope (nearly flat) roof.
R903.4
8. Please provide an attic space ventilation calculation and show the required attic space
ventilation on the new addition roof. R806.1
9. Please clarify how the existing attic ventilation will not be negatively affected by the
new addition.
Sheet A5.1 FOUNDATION PLAN:
10. Please show locations of the crawl space vents in the new crawl space area.
11. Please clarify how the existing crawl space ventilation will not be negatively affected by
the new addition.
12. Please specify the required minimum crawl space clearance to the bottom of the joists
and to the bottom of the beams. 8319.1
13. Please specify the location of the required crawl space access. R408.4
Sheet A7.1 UPPER FLOOR ELECTRICAL PLAN:
14. Please add an additional smoke alarm in the area giving access to the (3) existing
bedrooms. R313.2
15. Please specify that all the smoke alarms in the house will be hard -wired together and
that the system will be supplied with a battery back-up system in the event of the power
supply fail. R313.2.1
Page 3 of 4
EECE#: EDM 07-53
# 2007-1046 White Residence Addition and Remodel
STRUCTURAL COMMENTS
Sheet A2.1 UPPER FLOOR PLAN:
16. Please provide deck and guardrail details for the new deck. Table R301, R502.2.2
Sheet A5.1 FOUNDATION PLAN:
17. Please specify the size of the beam on the drawings.
Sheet A5.2 FLOOR FRAMING PLAN:
18. Please specify the required connection of the 4x8 beams to the concrete wall.
19. Please specify the required connection of the 4x 10 to the 4x 12 beam.
20. Please specify the required connection of the 4x12 to the 7x18 PSL.
21. Please clarify the vertical support of the 4x12 at the double 2x1 Os
22. Please provide a section detail at the wall between the 18 TJIs and the 11-7/8 TJIs
23. Please clarify the support of the 2x 10 deck joists to the wall.
Sheet A5.3 FLOOR FRAMING PLAN:
24. It is not clear what is supporting the 5-114x14 PSL. Please clarify.
25. Please specify the required connection of the 5-118x12 Glulam beam to the post.
26. Please specify the required connection of the 3-1/8x9 Glulam beam to the beam.
27. Please specify the required connection of the 2x8 rafter to the Glulam beam.
28. Please specify the required connection of the 2x8 rafter to the exterior wall.
29. Please specify the required beam and connection below the 3-1/2x9 Glulam at the
corner of the new roof.
30. Please specify the required connection of the 3-112x9-1/4 PSL to the corner at the
Living room windows.
31. Please specify the required beam over the window at the north-west wall of the Living
room.
32. Please specify the required support of the 3-1/2x11-114 PSL.
Page 4 of 4
EECE#: EDM 07-53
# 2007-1046 White Residence Addition and Remodel
Sheet S-3 DETAILS:
33. Detail 16: Please specify the required hurricane hanger for the connection of the rafter
to the beam.
Sheet S-4 DETAILS:
34. Shear Wall Schedule: Wall type P1-2 requires a single 3 -inch nominal wide member or
wider. Please revise accordingly. IBC Table 2306.4.1 Footnote E
ENERGY CODE
GENERAL
35. Please specify the required vapor barrier at the new crawl space. WSEC 502.1.6.2
Sheet A3.2 NORTH & EAST ELEVATONS:
36. Please specify the required U -values for the windows. Include the skylight. Note 13d
states `minimum per code'.
VENTILATION & INDOOR AIR QUALITY CODE (V&IAQC)
37. Please add an additional exhaust fan in the new Master Bath area. One is needed in the
vicinity of the tub and shower area.
38. Please clarify the location and size of the required whole house fan. WSVIAQ
39. Please specify the locations of the required radon vents WSVIAQ 502.1.2
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 Hoyt Jeter at (360) 874-0562
between 8:00 a.m. and 5:00 p.m.
Hoyt Jeter, P.E.
President
of EDAf
Fsr_ Igo')
CITY OF EDMONDS
SPECIAL INSPECTION AND TESTING AGREEMENT
PERMIT # z-00-7 10DATE:
PROJECT SITE ADDRESS: 251
PROJECT NAME.•
SPECIAL INSPECTION AGENCY
*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 SPECIAL INSPECTIONS SEE THE STATEMENT OF
SPECIAL INSPECTION ❑ATTACHED ❑APPROVED PLAN SHEET
❑ Fabrication (1704.2)
u Wood Construction ( t 704.6)
❑ Steel Construction (1704-3)
oSpils (1704.7)
❑ Concrete (1704.4)
olts installed in Concrete (1704.13)
a Special Moment Resisting Concrete Frames (I 704A)
❑ Reinforcing Steel, Prestressing Steel Tendons (1704.4)
❑ Structural Welding() 704.3.1)
❑ High Strength Bolting (1704.3.3)
❑ Masonry (1704.5)
❑ Reinforced Gypsum Concrete (1704.4)
❑ Structural Masonry for Seismic Resistance (1708.1)
❑ Structural Observation (1709)
❑ Insulating Concrete Fill (1704.4)
❑ Spray Applied Fire -Resistive Materials (1704.10)
• Piling, Drilled Piers, and Caissons (1704.8, I704.9)
❑ Shotcrete (1704.4)
❑ Pier Foundations (1707.5)
❑ Structural Steel (1707.2)
❑ Gradin , Excavation, Fill, Proof Rollin (1704.7)
❑ Smoke -Control Systems (1704.14)
❑ Exterior Insulation and Finish Systems (1704.12)
❑ Designated Seismic Systems (I707.9)
❑ Mechanical Components (1707.8)
a Cold Formed Steel Framing (1707.4)
❑ Stora e Racks (1707.6)
❑ Architectural Components (1707.7)
❑ Structural Wood (I707.3)
❑ 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:1BuildinglHANDOUI" 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 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:1Bui1dinglHANDOUT 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. Engineer or Architect of Record Responsibilities
I. 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.
WABuilding\HANDOUT ICODESIFORMSISPECIAL INSPECTION AGREEMENT FORM_doc7/07
ACKNOWLEDGEMENTS
Z 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
Signature
(please print or type)
Date
Special Inspector/Agency name
(please print or type)
Signature Date
Architect/Engineer of Record name
(please print or type)
Signature Date
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:
City Official Signature Date
Title:
WA1BuildinglHANDOUT 1CODESIFORMSISPECIAL INSPECTION AGREEMENT FORM_doc7/47