20080102095135.pdfof goo City of Edmonds
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PLAN REVIEW COMMENTS
BUILDING DIVISION
est- ls9° (425) 771-0220
DATE: January 2, 2008
TO: Ronald D. Johnson, Architect
ronmaile@vcrizon.net
FROM: Jenny Readwin, Plans Exalt
RE: Plan Check # 2007-1195
Project: Edmonds Open Bible Church Duplex
Project Address: 656 Daley Street.
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.
■ Reduced site plan is not scaled 1"=20'. Please provide reduced plot plan scaled no smaller
than 1"=20' on 8 %2" x 14" or smaller paper.
■ Large site plan has building 2 crossed out. Please provide accurate site plan with existing
and proposed structures labeled. It is my understanding that in the future, the existing house
will be replaced with a new duplex but at this time please provide accurate site plan showing
all existing structures and proposed -covered under this permit.
■ Show and label all decks, covered porches, chimney bumpouts, etc.
■ Specify top and bottom wall elevations for all proposed retaining walls. All that is notes is 7'
to 8' high.
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) For detail 1 on sheet 14 please note fire blocking is required at each floor line. Note says fire
stop and nothing is shown at the middle floor.
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.
• Excavation/Grading/Site Prep
• Soil Bearing Verification
• Placement of Fill and Compaction
• Foundation Drainage
• Retaining Wall Construction
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
hoytjeter@centurytel.net
360 874 0562
Fax 360 874 0591
To: Marie Harrison
121 5th Ave.N
Edmonds, WA 98020
Re: Open Bible Church Duplex
656 Delay St.
Edmonds, WA 98020
Plan Review # 2007-1195 EECE # EDM 07-81
Plan reviervv number: 01
a
Structure
Unit 101
Unit 102
Area S.F.
Lower floor
255
175
430
Main floor
764
836
1600
Upper floor
719
812
1531
Total
1738
1823
3561
arae
449
421
870
Total
2187
2244
4431
Decks- Main floor
-
33
33
Decks- Upper
46
46
92
Grand total
2233
2323
4556
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 5
Plan Review Number 01
EECE#: EDM 07-81
Open Bible Church Duplex
STRUCTURAL COMMENTS
General
1. The lateral analysis uses a seismic response factor R of 6. Reinforced concrete
shear walls used as noted for the garage walls shall be a maximum R of 4. Please
modify analysis accordingly. ASCE 7-07 Table 12.2.1
Sheet 2: Site Plan
3. Please provide analysis and details for the 8 -ft high retaining wall. IBC 1806.
Sheet 1: General Notes
4. The city of Edmonds has not adopted the city of Seattle building code. Please
modify the general note to the adopted state building code.
5. Please modify the wood truss bottom chord design loads to resist 20 pounds per
square foot live load (and not 10 PSF) per Table R 301.5
6. Please modify the lumber strengths to reflect the correct allowable values per the
adopted code. For example, the shear stress of 75 PSI is not correct.
7. Please modify the foundation notes per the Geotechnical report. Drawing notes are
required to reflect relevant requirements per specific geotechnical report.
Sheet 12: Main Floor Framing Plan
S. Please submit analysis for the lateral shear transfer through the shared unit common
wall.
9. Please specify the required connection of the 7x18 PSL to each supporting post.
10. Please specify the required diaphragm nailing for the drag shuts.
11. Please specify the beam -to -beam hangers required to support the design loads.
12. Please specify the required connections of the 4x8 beam to the 4x8 beam.
13. Please provide detail 13/14, as noted on Sheet 12. There is currently no Detail 13
on Sheet 14.
Page 3 of 5
Pian Review Number 01
EECE4: EDM 07-81
Open Bible Church Duplex
Sheet 14: Details
14. Details 2 & 6: Please specify the required 90 -degree hook of the reinforcing steel
into the footing.
Sheet 15: Details
15. Detail 8: Please submit analysis for the basement foundation wall to justify the
reinforcing specified.
16. Detail 8: Provide analysis for the Simpson A35 clips to resist the horizontal force of
the retaining wall to resist soil pressure.
17. Detail 10: Please add detail A, as referenced in this section.
18. Detail 13: Please specify the required connection of the blocking to the top shear
wall. Nothing is specified at this time. (Toe -nailing cannot be used to resist more
150 per lineal foot). IBC 2305.1.4
19. Detail 15: Please specify the required 90 degree hook o the reinforcing steel into the
footing.
20. Detail 15: Please submit analysis for the garage concrete wall piers. IBC 1908.1.8
ORDINANCE CONIIViENTS
Sheet 1: General Notes
21. Miscellaneous Notes: Please revise note 11 to reflect the current adopted code:
IRC 2006, not 2003.
Sheet 8: Ground Floor Plan and Window Schedule
22. Please specify on the drawings that penetrations through the separation wall
(required in 8309.2) 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. 8309.1.2
23. Please provide a means of protecting the furnace and water heater from impact.
M1307.3.1
24. Please specify the required emergency egress out of bedroom 3. 8310.1
25. Please specify the required doors separating the garages from the dwelling units.
8309.1
Page 4 of 5
Plan Review Number 01
EECE#: EDM 07-81
Open Bible Church Duplex
26. Please clarify the intent of the hexagon -shaped numbered callouts on the drawings.
There does not appear to be a legend to clarify. 8106.1.1
27. Please specify the required lighting at all stairs and locate the required light
activation. 8303.6 and R303.6.1.
Sheet 9: Main Floor Plan
28. Please specify the required emergency egress out of both Master Bedrooms. 8310.1
29. Please specify the required emergency egress out of Bedroom 2 in unit 101. R310.1
30. Please specify the required landing at the exterior door, in Unit 101. R311.4.3
31. Please modify window cailouts at the showers and tubs to specify safety glazing.
R308.4
32. Please specify the required lighting at all stairs and locate the required light
activation. R303.6 and 8303.6.1.
33. Please dimension the required inside clearance at the water closets (both units). The
toilet needs to be a minimum of 15" from each finished adjacent surface. Fig.
8307.1
34. Please clarify how unit 102 dryer will be vented to the exterior. M1502.2
Sheet 10: Upper Floor Plan
35. Please note that the minimum head room clearance at the stairs shall not be less than
6'-8". R311.5.2
36. Please provide details for the 36" high railing at the stairs, at Unit 101.
37. Please provide guard details at the decks. R312
38. Please specify the window at the deck of Unit 102 to be safety glazing. 8308.4
39. Please note that the window at the water closet, in Unit 101, shall be safety glazing.
R308.4
40. It appears that the window in the Great Room of Unit 101 is required to be safety
glazing. 8.308.4
41. It appears that the window at the stair landing in Unit 102 may need to be safety
glazed. Please clarify or modify accordingly. 8308.4, item 10.
Page 5 of 5
Plan Review Number 01
EECE#: EDM 07-81
Open Bible Church Duplex
42. Please update the notes to reflect the currently adopted code.
43. Note 5: Please modify the note to state that a nonabsorbent surface will extend a
minimum of 72" (not 70")
44. Please specify the required lighting at all stairs and locate the required light
activation. 8.303.6 and R303.6. I.
Sheet 1
45. Doors and Windows Notes: Please modify the stated required maximum U -value to
reflect the current code. It should be .3 5, not .40, as stated.
46. Doors and Windows Notes: Please note that the exterior wall shall not only meet
R21 but also have a maximum U value of 0.057. WSEC table 6-1
47. Miscellaneous Notes: Please revise note 12 to reflect the current adopted code:
WSEC 2006, not 2003.
VENTILATION & INDOOR AIR QUALITY CODE COMMENTS
Sheet 9
48. Please specify the required fan in the master bathroom. One is required at this
location.
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:�
Hoyt Jeter, P.E.
President
OF ED40
c, tp
Fsr_ 189
CITY OF EDMONDS
SPECIAL INSPECTION AND TESTING AGREEMENT
PERMIT #_ _ J_ J �7 _
PROJECT SITE X
PROJECT NAME:
DATE: I /z /og
SPECIAL INSPECTION AGENCY i/
`One form must be completed by each Sp cial 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 SP CIAL INSPECTIONS SEE THE STATEMENT OF
SPECIAL INSPECTION ❑ATTACHED PPROVED PLAN SHEET
❑ Fabrication (1704.2)
❑ Wood Construction (1704.6)
❑ Steel Construction (1704-3)
ails (1704.7)
❑ Concrete (1704.4)
6 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)
❑ 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, 1704.9)
❑ Shotcrete (1704.4)
❑ Pier Foundations (1707.5)
❑ Structural Steel (1707.2)
❑ Grading,Excavation, Fill, Proof Rollin (1704.7)
❑ Smoke -Control Systems (I704.14)
❑ Exterior Insulation and Finish Systems (1704.12)
❑ Designated Seismic Systems (1707.9)
❑ Mechanical Components (1707.8)
❑ 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 Coatin s (1704_ I l)
❑
❑ 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:1I3ui1din9IHAND0UT ICODESIFORMSISPECIAL INSPECTION AGREEMENT FORM.do0107
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
I. 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 he 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:1Bui1dinglHANDOUT ICODESIFORMSISPECIAL INSPECTION AGREEMENT FORM_doc7107
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
I. 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
I. 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:iBnildinglHANDOUT ICODESIFORMSISPECIAL 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
Signature
Date
(please print or type)
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 5th Avenue North, City Hall Second Floor
Edmonds, WA 98020
ACCEPTED BY CITY OF EDMONDS BUILDING DIVISION:
Date
Date
City Official Signature Date
Title:
• Excavation/Grading/Site Prep
• Soil Bearing Verification
• Placement of Fill and Compaction
• Foundation Drainage
• Retaining Wall Construction
W.1BuildinglHANDOUT ICODESiFORMSISPECIAL INSPECTION AGREEMENT FORM.doc7/07