20080312124754.pdfor EDS City of Edmonds
O
PLAN REVIEW COMMENTS
BUILDING DIVISION
Fsr. 3 a9� (425) 771-0220
DATE: March 12, 2008
TO: Daniel and Rebecca Wilcox
Dwilcox123@yahoo.com
FROM: Jenny Readwin, Plans Ex in
RE: Plan Check # 2008-0160
Project: Addition/Remodel
Project Address: 815 Poplar Way
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.
X Label the front porch as proposed or new on the site plan.
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) Please submit contractors written bid for the interior remodel portion of work only. If work is to
be done by owner please submit complete list of materials by type, quantity and cost.
3) 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.
4) Note garage/dwelling separation on plans_. Minimum %i" sheetrock required on garage side of
wall and 5/8" type X on the ceiling when there is habitable space above and minimum 20 minute
rated or 13/8" solid core door.
5) On sheet 1 for 2x joists on top of existing slab on grade specify size of joists and minimum R-30
floor insulation. Note must be 2x10 joist to accommodate R-30 batt insulation.
6) 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 either be a Washington State
Licensed Engineer or WABO certified special inspector (www.wabo.org).
• Epoxy Bolts/Holdowns
7) 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: Theresa Umbaugh
121 5th Ave N
Edmonds, WA 98020
Re: Wilcox Residence
815 Poplar Way
Edmonds, WA 98020
Plan Review # 2008-0160 EECE # EDM 08-16
Plan review number 01
Structure
Area S.F.
first floor
2482
Second floor
667
otal
3149
Garage
502
Total
3651
Covered Patio
283
Deck
108
Grand total
4042
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 Structural, Ordinance, Ventilations and Indoor Air
Quality and Energy review only 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
General
Page 2of5
Plan Review Number 01
EECE#: EDM 08-16
Wilcox Residence
2008-0160
1. Please update the drawing the 2006 version of the adopted code and not the 2003.
2. Please provide a plan of what is as built. It is not completely clear what is new or
what is existing based off the submitted drawings.
Sheet 6 Front and Rear Elevations
3. Please add details for the construction of the cable railing for guard rail
requirements. All that is noted is schematically without any code required
information. R312
Sheet 7 Left and Right Elevations
4. Please add details for the construction of the cable railing for guard rail
requirements. All that is noted is schematically without any code required
information. R312
Sheet 1 Foundation and Main Floor Framing Plan
5. Crawl space vents shall be with in 3 feet of each corner. Currently this is not the
case as drawings. Please modify accordingly. R408.1
6. Please update the notes to the adopted code. The 2003 IBC is the old code and the
2006 is the current additions as modified by the state of Washington.
7. Please clarify on the drawings how the note "VENT INTO EXITING
CRAWLSPACE AREA". How is it vented, what is the required size? This
information should be specified on the drawings.
8. It appears the additions will be affecting the existing crawl space vents. Please
clarify how the existing crawl space will not be effect by this additions and modify
the drawings accordingly. R 408
9. The notes code sections are not correct for the adopted code. It appear the code
sections number were for the UBC and not the international codes. For example
skylight sections 2409.1. This is for glass in elevator hoistway. Also the IRC is not
correct. Please update the drawings to the correct code as adopted by the city of
Edmonds.
Sheet 2 Main Floor Plan
10. Please specify that all the penetrations through the garage to house separation wall
shall be protected by filling the opening around the penetrating item with approved
material to resist the free passage of flame and products of combustion. R309.1.2
Page 3 of 5
Plan Review Number 01
EECE#: EDM 08-16
Wilcox Residence
2008-0160
11. All exterior doors shall have a minimum landing specified on the drawings
including the height of the threshold. This includes the door off the garage.
R311.4.3
12. Please provide the tread requirements for the winder stairway. R311.5.3.2
13. Handrails shall be continuous the whole run of the stairs. It is not clear based off
the drawings this will be done. Please show the stair handrails on the plan the
whole length of the stairs. R311.5.6.2
Sheet 3 Upper Floor Plan
14. Please specify the required light activation at the top and bottom of the stairs, per
8303.6.1.
Sheet 5 Upper Roof Framing Plan
15. Please show the locations of the roof vents. In order to use 1/ 300 50 % and not
more then 80% of the roof ventilations shall be placed in the upper third. Please
modify accordingly. R806
STRUCTURAL COMMENTS
General
16. EOR, resubmit analysis to the 2006 international code and ASCE 7-05 as adopted
by the state of Washington and city of Edmonds. The 2003 is not the adopted code
at this time.
Sheet 1 Foundation and Main Floor Framing Plan
IT EOR, please provide analysis for the ledger connections and specify this
connections on the drawings. I was unable to find where this information was
specified on the drawings in order to check the connections. R502.2.1
18. EOR, please specify the required floor joist. The drawings state frame over existing
slab w/ PT 2x floor joist. But the notes state TH floor systems see MFR Layout.
Please modify accordingly in order to complete the review of the floor system.
19. EOR. Please provide a detail at the overlap of the new 36" footing with the
existing wall support. With out a detail here you can only assume there will be a
continuous spread footing to support this load and with the new footing
overlapping this area a detail is required to show how the force are going to be
resisted without effecting the existing vertical support.
Page 4 of 5
Plan Review Number 01
EECE#: EDM 08-16
Wilcox Residence
2008-0160
20. EOR, please provide analysis for the 24"x24" supporting two post.lBC 1801.2
Sheet 2 Main Floor Plan
21. EOR, please specify the required beam to post connections at the covered porch.
R502.9
Sheet 4 Upper Floor and lower Roof Framing Plan
22. AOR, please note on the drawing that the bottom chord for the truss shall be design
for a live load of 20 psf.113C table 1607.1 R301.5
23. Please specify the required post to beam connections on the drawings. All that is
shown is schematically. Please clearly note how the beams will be positively
connected to the post or supporting beam. R407.3 R502.9
Sheet 5 Upper Roof Framing Plan
24. AOR, please note on the drawing that the bottom chord for the truss shall be
design for a live load of 20 psf IBC table 1607.1 R301.5
25. Please specify the required framing support of the skylights.
Sheet 8 Details
26. Detail 1: Please specify the required connection of the ledger with supporting
analysis for the required force it must resist. R502.2.2
27. EOR, please specify he required connections at the base of the stair stinger. Also
note this detail assumes a straight run riser and this is not the case based off the
drawings submitted. Please modify the drawings accordingly.
Sheet S 1.0 Structural Notes
28. EOR, please update the drawing to the adopted code at this time. The 2006 is the
state adopted code. The drawings are stating and reference the 2003. Please modify
accordingly.
29. Please note the plate washer shall be a minimum 3 x 3 x .229" at all anchor bolts.
The drawings state 2x2 shall be used. This is per the old code that is not adopted at
this time. R602.11.1. and TBC 2305.3.11
30. Please note on the drawings that not only shall the engineer be notified of any
changes but also the building department must also be notified with revised
Page 5 of 5
Plan Review Number 01
EECE4: EDM 08-16
Wilcox Residence
2008-0160
drawings amended with the revisions to be submitted for review by the building
department. R106.4
Sheet 52.0 Structural Details
31. EOR, please clarify on the drawing where detail 7 occurs. The details state strap
per plan but it was not clear what this strap was or where this details occurs.
R106.1.1
32. EOR, please clarify on the drawing where detail 8 occurs. The details state strap
per plan but it was not clear what this strap was or where this details occurs.
R106.1.1
Energy Comments
General
33. Please resubmit glazing analysis in compliance with the state energy code. The
average U value exceeds the state minimum. WSEC 602
Sheet 2 Main Floor Plan
34. Please update the drawing to the adopted energy code. The 2003 is not correct and
the U value is not correct.
Ventilations and Indoor air quality comments (V&IAQC)
Sheet 3 Upper Floor Plan
35. The drawings copied the ventilations code table but the locations or the required
sizes of the whole house fan appear not to be specified on the drawings. Please
clarify upon the response.
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
Aa
CITY OF EDMONDS
SPECIAL INSPECTION AND TESTING AGREEMENT
PERMIT ## p 0 r (0 Q DATE: / 40K
PROJECT SITE ADDRESS:/'
PROJECT NAME: 1 1 L[�-'x1r
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 DATTACHED []APPROVED PLAN SHEET
❑ Fabrication (1704.2)
❑ Wood Construction (1704.6)
a Steel Construction (1704-3)
❑.Soils (1704.7)
❑ Concrete (1704-4)
>tolts installed in Concrete (1704.13)
❑ Special Moment Resisting Concrete Frames (I 704A)
A o R—einforcing 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)
q 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)
a Grading, Excavation, Fill, Proof Rollin (1704.7)
❑ Smoke -Control Systems (1704.14)
❑ Exterior Insulation and Finish Systems (1704-12)
a Designated Seismic Systems (1707.9)
❑ Mechanical Components (1707-8)
❑ Cold Formed Steel Framing (1707.4)
a Storage Racks (1707.6)
o Architectural Components (1707.7)
❑ Structural Wood (17073)
❑ 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-1BuildinglHANDOUT 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 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:1Bui1dinglHAND0UT 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. Ci 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_1BuildinglHANDOUT 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 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 Stn Avenue North, City Hall Second Floor
Edmonds, WA 98020
ACCEPTED BY CITY OF EDMONDS BUILDING DIVISION:
City Official Signature Date
Title:
W:\Bui1dingIHANDOUT ICODESIFOFMSISPECIAL INSPECTION AGREEMENT FORM_doc7/07