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20071221132226.pdfQr Ep,� City of Edmonds €E4� PLAN REVIEW COMMENTS BUILDING DIVISION (425) 771-0220 DATE: December 21, 2007 TO: Jean Morgan j can@morgan-design.net FROM: Jenny Readwin, Plans Ex finer RE: Plan Check # 2007-1113 Project: Edmonds Arbor Court Townhomes Project Address: 23824 Edmonds Way (BUILDING 9) 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. ■ On the site plan clearly show all of Edmonds Way and exactly where the PK Nail used for the datum point is located. If it is not located on the shoulder or somewhere safe to perform height inspection then an alternate datum point will need to be chosen or established. M Any common areas (i.e. mail boxes or dumpster enclosure, etc.) must be accessible. Please show location and accessibility requirements if there will be any such common areas on this site. 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) For the units that have a den on the lower floor please revise the design or label this as storage. When a room has a closet it is considered a sleeping room and sleeping rooms are prohibited from exiting into a garage. This room can not be used for anything other than storage. 3) Clearly note on the plans if a subdivision will take place before or after construction of the buildings. If after building construction, it is the architect's responsibility to insure that the City approved construction plans for the building must address all code requirements with the intent of placing future lot lines between units. If the subdivision will take place before building construction, a survey (prepared by a State Licensed Land Surveyor) will be required prior to pour of the foundation wall to insure that the building wall(s) are located on the property lines. 4) For Building Enclosure documents, submit 2 sets of plans and details stamped and signed by an architect or professional engineer, separate from the main construction plans. In addition to Building Enclosure plans, the design professional stamping the plans must also submit a letter stating that "The undersigned has provided building enclosure documents that in my professional judgment are appropriate to satisfy the requirements of RCW 64.55.005 through 64.55.090. " 5) Sheet A5.0 a) Specify and provide copies of listed and tested fire rated assembly to be used. Note, chosen assembly must be rated for exposure from both sides. b) Fire blocking is required at the floor lines and roof -ceiling line of the air space created between the walls. Show the fire blocking and call out the material (IRC R602.8). You may want to coordinate with your contractor since this can be tricky to build. c) Clarify that fire rated walls will extend to the underside of the structural roof sheathing. d) On the roof plan, show that no penetrations are permitted for a distance of 4 feet on each side of the two walls. 6) Provide letter from Geotechnical Engineer of Record stating that they have reviewed the plans and that they are consistent with the report recommendations. 7) 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. (A separate form is required for each separate special inspector). • Excavation/Grading/Site Prep • Soil Bearing Verification • Placement of Fill and Compaction • Footing drains • General Site Monitoring during wet weather construction • Structural special inspections noted on S 1.1 8) See attached structural comments from city consultant. Respond to each item in writing. Page 2 of 2 Eagle Eye Consulting Engineers, P.S. PO Box 523 Olalla, WA 98359 hoytjeter@centurytel_net 360 874 0562 Fax 360 874 0599 To: Marie Harrison 121 5th Ave. N. Edmonds, WA 98020 Re: Arbor Terrace Town Homes Building 9 23824 Edmonds Way Edmonds, WA 98020 Plan Review # 2007-1113 Plan review number 1 EECE # EDM 07-76 Structure Stated Area S.F. First floor 303 Second floor 1561 Third floor 1600 Total 3464 Garage 1246 Total 4710 Deck 2nd floor 33 Grand total 4743 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 Structural, Ordinance, Energy, and Ventilations and Indoor Air Quality requirements. 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. Page 2 of 6 Plan. Review Number 1 EECE#: EDM 07-76 Arbor Terrace Town Homes Building 9: 2007-1113 ORDINANCE COMMENTS General 1. Please note that per R317.2, the rated assembly requirement for townhouses within 3 feet of the shared property line, is a one-hour rated wall assembly for each unit, or a common 2 -hour wall provided some conditions. Drawings appear to reference one- hour rated assemblies at the shared property lines, when these assemblies must in fact comply with (2) one-hour rated assemblies or similar. Please review and modify all relevant details and note references accordingly, as required per code. R317.2 and R302. Sheet A-2.0: Building #9 Floor Plans / Roof Plans 2. It appears that the Wall Legend references may need modification, as necessary to meet the required fire -resistance -rated wall assemblies for townhouses. R317.2 (See Comment 1) 3. It appears that the wall tag at 3rd floor wall between unit types `B' and `G' is not correct at Laundry/ Bathroom walls. This tag should read `C' (plumbing on two sides) not `B' as currently shown. Please modify accordingly. 4. Water heaters/ appliances must be strapped at upper third and lower third. M1307.3 Please add this requirement to the drawings. Sheet A-4.0: Building #9 Sections 5. Please specify the required 1 -hour fire protection for all accessible under -stair spaces. Note stating `1 -hour protection' should also call out how to achieve the required fire- resistant rating. 6. Fireblocking is required in concealed spaces between parallel rows of studs vertically at the floor and ceiling lines as well as horizontally at intervals not exceeding 10 feet. Please indicate on wall details. IRC R602.8 Sheet A-4.1: Building #9 Sections 7. Please specify the required 1 -hour fire protection for all accessible under -stair spaces. Note stating `1 -hour protection' should also call out how to achieve the required fire- resistant rating. S. Fireblocking is required in concealed spaces between parallel rows of studs vertically at the floor and ceiling lines as well as horizontally at intervals not exceeding 10 feet. Please indicate on wall details. IRC R602.8 Page 3 of 6 Plan Review Number 1 EECE#: EDM 07-76 Arbor Terrace Town Homes Building 9: 2007-1113 Sheet A-5.0: Wall Types 9. Please note that for "Townhouses," walls separating dwelling units shall be constructed of either two structurally independent 1 -hour wall assemblies, or one common 2 -hour wall assembly. Please include required attachments as specified by TBC Table 720.1(2) or by similar approved ICC assembly. Please modify accordingly. 10. Per `townhouse' requirements R317.2.2, required fire -separation parapets can be substituted provided specific conditions are met. Please detail wall/roof sheathing connection and return (both sides) below the roof sheathing as per IRC R317.2. 11. Wall Sections reference the electrical requirements `per R317.3.2'. In wall type `A', this sheet, these requirements are specified without the code reference. Please note these requirements as `R317.3.2' in this location, for cross reference and clarity. Sheet A-6.0: Typical Unit Plan Type A 12. Please clarify how the dryer exhaust duct will vent to the outside. This is important to ensure that exhaust terminations are not located within 3 feet from any openings. M 1502.2 13. Please specify on the drawings that furnaces and water heaters will be installed so that sources of ignition are a minimum of 18 inches above garage floors. M1307.3 14. Water heaters / appliances must be strapped at upper third and lower third. M1307.3 15. It appears that Wall type keyed at 2nd Floor Bath plumbing wall should be "2", not "1" as currently noted. Please correct key reference for this wall. R106.1.1 16. Please specify on the drawings that penetrations through the separation wall (required in R309.2) between a dwelling unit and a garage shall be protected by filling the opening around the penetration with an approved material to resist the free passage of flame and products of combustion. R309.1.2 17. Please specify that garage floor surfaces shall slope toward the vehicle entry way. R309.3 Page 4 of 6 Plan Review Number 1 EECE#: EDM 07-76 Arbor Terrace Town Homes Building 9: 2007-1113 Sheet A-6.1: Typical Unit Plan Type B 19. Please clarify how the dryer exhaust duct will vent to the outside. This is important to ensure that exhaust terminations are not located within 3 feet from any openings. M 1502.2 20. Please specify on the drawings that furnaces and water heaters will be installed so that sources of ignition are a minimum of 18 inches above garage floors. M1307.3 21. Water heaters 1 appliances must be strapped at upper third and lower third. M1307.3 22. Please specify on the drawings that penetrations through the separation wall (required in R309.2) between a dwelling unit and a garage shall be protected by filling the opening around the penetration with an approved material to resist the free passage of flame and products of combustion. R309.1.2 23. Please specify that garage floor surfaces shall slope toward the vehicle entry way. R309.3 Sheet A-6.6: Typical Unit Plan Type G 26. Please specify that the doors between the unit and the garage shall be 1-3.8" solid core or 20 minute fire -rated. This includes the doors to the Den and to the Unit Entry. R309.1 27. Please specify the size of the door at the mechanical enclosure as required per M1305.1.2 and M1305.1 28. Please clarify how the dryer exhaust duct will vent to the outside. This is important to ensure that exhaust terminations are not located within 3 feet from any openings. M 1502.2 29. Water heaters/ appliances must be strapped at upper third and lower third. M1307.3 30. Please specify that garage floor surfaces shall slope toward the vehicle entry way. R309.3 2. Page 5 of 6 Plan Review Number 1 EECE#: EDM 07-76 Arbor Terrace Town Homes Building 9: 2007-1113 SheetA8.2: Details 32. Detail 2: Please specify the required height of the guardrail. STRUCTURAL COMMENTS Sheet CS. -1.0: Code Data 33. The structural calculations use a roof dead load of 15 PSF. The drawings specify a roof dead load of 25 PSF. Please revise analysis and/or drawings accordingly. R106.1.1 SheetA8.2: Details 34. Detail 2: Please specify the required size and vertical spacing of lag bolt connecting the guardrail to the deck edge. 35. Details 5 & 9: Please modify the blocking member in the wall to accept the required 3" minimum embedment for the lag bolts. The 2x member is only an actual 1-112" thick. 36. Details 5 & 9: Please specify the vertical spacing (gage) of the lag bolts. Sheet S 1.1: Structural Notes 37. Please correct references in Special Inspection Schedule to reflect 2006 IBC. Sheet 52.1.9: Building #9 Foundation Plan/ Second Floor Framing Plan 38. Design analysis for Beam 6 states a reaction of 8.3 kips. Footing pad "F2" (2'x2') only supports 6 kips It appears that footing pad F2 will be insufficient at Unit A and Unit B exterior corners. Please modify accordingly. 39. Please clarify how the lateral loads of the second floor horizontal diaphragm are being collected at the garage headers into the adjacent exterior shear walls at first story. 40. Please specify drag strap size at first story interior shear wall connection (inside corner of garage). Plans identify strap with flag "1" but key or note cannot be located. Please clarify. Page 6 of 6 Plan Review Number 1 EECE#: EDM 07-76 Arbor Terrace Town Homes Building 9: 2007-1113 Sheet S2.2.9: Building #9 Third Floor & Roof Framing Plans 41. Please specify the required shear wall (diagonally hatched) along grid line 3 (between Unit B and Unit G) of Third Floor and Roof Framing Plans. SW type is not currently specified. 42. Party wall -to -roof connection between Units B and G and between Units G and A as shown on Roof Framing Plan (Detail 2/S5.3) do not agree with either Building Sections on Sheet A4.1 or Wall Sections on Sheet A5.0. Please modify accordingly. Sheet S3.1: Schedules 43. Please correct Shear Wall Schedule reference to read 2006 IBC (rather than 2003). Sheet S5.3: Steel Details (and Wood Framing Details) 44. Detail 9: Please provide analysis for the 1/4" lag screws to support the design loads. Sheet S6.1: Steel Details (and Wood Framing Details) 45. Detail 4: Please provide analysis of the beam web, notched to a 4" depth, to support the design forces and shear reaction. ENERGY CODE COMMENTS Sheet A-4.0: Building #9 Sections 46. Please note the maximum U value for the exterior wall shall not only meet R21 but also have a maximum U value of 0.057. WSEC table 6-1 Sheet A-4.1: Building #9 Sections 47. Please note the maximum U value for the exterior wall shall not only meet R21 but also have a maximum U value of 0.057. WSEC table 6-1 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. By: I Hoyt Jeter, P.E. President �F EDAT PERMIT 9 CITY OF EDMONDS SPECIAL INSPECTION AND TESTING AGREEMENT PROJECT SITE ADDRESS: PROJECT NAME: DATE: 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) ❑ Wood Construction (1704.6) ❑ Steel Construction (1704.3) ❑ Soils (I704.7) ❑ Concrete (1704.4) ❑ Bolts installed in Concrete (1704.13) ❑ Special Moment Resisting Concrete Frames (1704.4) ❑ Reinforcing Steel, Prestressing Steel Tendons (1704.4) Q Structural Welding (1704.3.1} o High Strength Bolting (1704-3-3) ❑ Masonry (1704.5) o Reinforced gypsum Concrete (1704-4) n Structural Masonry for Seismic Resistance (1708.1) ❑ Structural Observation (1709) a Insulating Concrete Fill (1704.4) a Piling, Drilled Piers, and Caissons (1704.8, 17049) © Spray Applied Fire -Resistive Materials (1704.10) ❑ Shotcrete (1704.4) o Pier Foundations (1707.5) ❑ Structural Steel (1707.2) ❑ Grading, Excavation, Fill, Proof Rollin (1704.7) ❑ Smoke -Control Systems (1704.14) ❑ Exterior Insolation and Finish Systems (1704.12) ❑ Designated Seismic Systems (1707.9) o Mechanical Components (I707.8) ❑ Cold Formed Steel Framing (1707.4) ❑ Storage Racks (1707.5) ❑ Architectural Components (1707.7) ❑ Structural Wood (1707.3) o 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.113uilding\HANDOUT 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 he 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:18ui1dinglHAND0UT ICODESWORMSISPECIAL 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. Citv 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 he 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 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. WABuilding4fANDOUT ICODESIFORMSISPECIAL INSPECTION AGREEMENT FORM_doc7107 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 Date 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 ACCEPTED BY CITY OF EDMONDS BUILDING DIVISION: City Official Signature Date Title: W:\Bui1ding\ffANDOUT ICODESIFORMS\SPECIAL INSPECTION AGREEMENT FORM.doc7/07