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20080509091659.pdfCity of Edmonds PLAN REVIEW COMMENTS BUILDING DIVISION (425) 771-0220 DATE: May 9, 2008 TO: Clay and Maria Stevenson 1021 Olympic Avenue Edmonds, WA 98020 FROM: Ann Bullis, Assistant Building Official RE: Plan Check # 2008-0320 Project: Stevenson Addition/Remodel Project Address: 1115 Olympic Avenue During review of the plans for the above noted project, it was found that the following information, clarifications or changes are needed. Provide written responses to each comment and where changes can be found on the plans. Please resubmit to Theresa Umbaugh, Permit Coordinator. 1. Provide existing floor plans (as noted in the City's handout). 2. Lower Floor Plan: a. Note the existing and proposed uses of space. b. Note the finished ceiling height for each room/space. c. Note what spaces are heated vs. unheated and show walls/floor-ceiling areas to be insulated. d. Note if the stairway is existing or proposed, and/or if will it be altered in any way. 3. Main Floor Plan: a. Clearly distinguish between existing and proposed construction, including interior walls, fixtures, etc. b. Clarify in the existing portion of the house what is being remodeled and what will remain. Will the house be essentially gutted down to exterior wall studs? 4. Provide dimensioned stair construction detail, including rise, run, clear width, landings, grippable handrail with end terminations, etc. 5. Provide guardrail details to protect falls greater than 30" and cross reference where they apply on the plans. They must meet load requirements noted below. 6. Note on the floor plans that the smoke detectors must be hardwired with battery backup and interconnected. 7. On Sheet 2 foundation detail, make note to refer to shearwall schedule for anchor bolt spacing, also add filter fabric surrounding the washed gravel to the detail. 8. Provide attic ventilation calculations and note the size and net opening of the proposed vents to show compliance. 9. Clarify note on Sheet 4 if "fixture" washer/dryer will be roughed in under this permit. 10. Provide roof construction section for vaulted areas, including ventilation. 11. Note on Sheet 3 that posts and beam in garage must be wrapped with 5/8" Type X Gyp. 12. On the deck plan Sheet 7, label the dashed circle. 13. Provide wall section for heated spaces at basement showing furred areas, insulation and draftstopping. 14. Provide construction detail of existing chimney with required extension minimum 2 feet above any portion of the roof within 10 feet. 15. Provide a note at the kitchen sinks must be vented through the roof or with a loop vent per UPC 909.0. Air admittance valves are not permitted in the UPC. . 16. Note on the floor plans which windows/doors are new vs. existing to remain/replace. 17. Safety glazing required adjacent to stairs and landings where bottom edge of window is less than 60" above the walking surface. 18. Dimension stair winder tread requirements, including 6" minimum tread depth at narrow end, with 10" minimum measured 12" from the side where the treads are narrower. 19. Show the proposed deck on the elevation views. 20. Note on Sheet 4 that the fireplace in the master bedroom must be direct vent. 21. Special Inspection required for epoxy anchors (by WABO Certified Special Inspector or Professional Engineer). Complete the enclosed Special Inspection and Testing Agreement, have the owner, general contractor and special inspector sign the form and return for City approval prior to permit issuance. Guardrails and handrails (General information from IRC Table R301.5): • 200 psf single concentrated load applied in any direction to top rail. • 50 psf horizontally applied load for infill components • Glazing used in guardrails must be designed with a safety factor of 4. See attached structural comments from the City's consultant. Please provide written responses to each comment and where changes can be found. Page 2 of 2 CITY OF EDMONDS SPECIAL INSPECTION AND TESTING AGREEMENT The project at 1115 01-NIA&I issued under building permit number Q3 2-o requires special inspection and/or testing per IBC Chapter 17. The complete list of special inspections is attached to this document. BEFORE A PERMIT CAN BE ISSUED: The owner and contractor and special inspector shall complete this agreement and the attached structural test(s) and inspections schedule including the required acknowledgements. APPROVAL OF SPECIAL INSPECTORS: Each special inspector shall be approved by the Building Official prior to performing any duties or inspections. Each special inspector shall submit Statement of Qualifications to the Building Official for review. Special inspectors shall display identification when performing special inspections on 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, if any, must have prior approval by the City based on a separate written plan reviewed and approved by the Building Official and the engineer or architect of record. 2. Report Non -conforming 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 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. 3. Complete Daily Reports Each special inspector shall complete and sign both the special'inspection record and the daily report form for each day's inspection. These records shall remain at the jobsite with the contractor for review by the City .Building Inspector. 4. Furnish Weekly Reports 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 of daily inspections and tests made with applicable locations • List of all non -conforming items • Report on status of non -conforming items (resolved or unresolved) • Itemized changes authorized by the Architect, Engineer and City if not included in non- conformance items. S. Furnish Final Construction Report The special inspector or inspection agency shall submit a final sighed report to the City stating that all items requiring special inspection and testing were fulfilled and reported. And, to the best of I._1"I'EMP1BUILDING1SpeciallnspectionAgreementiBC_doc 7/04 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 or unresolved items or any discrepancies in inspection coverage, (i.e., missed inspections, periodic inspection when continuous inspections were required, etc.) shall be specifically itemized in this report. B. Contractor Responsibilities 1. Notify the Special Inspector 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 schedule 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. 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 Department. Responsibilities 1. Approve special inspectors or inspection agencies The building department shall approve all special inspectors and special inspection requirements. 2. Monitor special inspection and approve weekly reports Work requiring special inspection and the performance of special inspectors shall be monitored by the City Building Inspector. His/Her 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 xray issue a Certificate of Occupancy after all weekly special inspection reports including the final report have been submitted and accepted. D. Owner Responsibilities 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 The engineer or architect of record shall include special inspection requirements on the plans and specifications. ACKNOWLEDGEMENTS I have read and agree to comply with the terms and conditions of this agreement. Owner Date Special Inspector Date General Contractor Date City Building Official Date I.=ITEMPIBUILDING1SpeciaIlnspectionAgreementlBC_doe 7144 SPECIAL INSPECTION AND TESTING SCHEDULE PR0Jr--r i 6 MOMCTADDROS REINFORCED CONCRETE, GUNITE, GROUT AND MORTAR: Concreft Gunite Groot Mortar Aggregate Tests Reinfoming Tem M -ex Designs Reinforcing Placement Batch Plant Irspcction Inspect Placing Cast Samples Pick-up Samples Compression Tats PRECASTIPRESTRESSED CONCRETE: rens fust -tens Pre -lens Cladding Aggregate Tests Reidforcing Tests Tcndou Tests Mix Designs Rcinforemg Placement Insert Placement Concrete Batching Concrete Placernem Installation Insepction Cast Samples Pick-up Samples Compression Tests MASONRY: — Sp=W Inspection Stresses Used — Preliminary Acceptance Tests (Masonry Units. Wail Prisms) — Subsegnesu Tats (Mortar- Groat, Field Wall Prisms_) — Placement lnspoction of Units AcENCY. SPKiAL tMSPECTOR STRUCTURAL STEEUWELDING: —Sanq&andTest(huspxiiac mcnibers below) — Shop Maui ial Identr xw!on — Wc]dirtg. hrspmum O Shop D Field — Ultrasonic Inspection ❑Shap ©Feld Higb-strength Bolting lasP-tion O Shop 0 Field ©A325 ©N ❑X OF ❑ A490 Metal Deck Welding Inspection __.- Rcinfon-ing Steel Welding I LTmion l — Metal Stud Welding IrLVcc wn — Concrete btsett Welding )nspet" FIREfROOFFING: — Placement Inspection — Density Tests — Thickness Tests — Inspect Batching INSULATING CONCRETE: — Sample and Test Placement Inspection — Unit Weights FILL MATERIAL: — Acceptance Tests — Placement inspection — Field Density STRUCTURAL WOOD: — Shear Wall Bailing Inspection Inspection of Glu -lam FW — Inspection of Truss loin Fab. ADDITIONALINSTRUCTIONS OR OTHER TESTS ---- Sample and Test Components AND INSPECTIONS: _._ l�� i� A VV, f �r'r 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 5" Ave N Edmonds, WA 98020 Re: Stevenson Addition 1115 Olympic Ave Edmonds, WA 98020 Plan Review 42008-0320 EECE # EDM 08-40 Plan review number 01 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 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. First floor 1784 j Second floor ??? Total ??? Garage 623 Total ??? Deck first floor 514 Grand 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 Structural 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. Page 2 of 4 Plan Review Number 01 EECE#: EDM 08-40 Stevenson Addition 2008-0320 STRUCTURAL COMMENTS General 1. Not all dimensions areas shown in order to verify the span and the load the member are able to support. For example, on sheet 4 the amount the master bath extends past the stairway. Some of the dimension may be label as to field verify but at least this should be added in order to complete the review. 2. The professional engineers stamp is on the drawing with out any signature. Please add the signature with the stamp. 3. Please provide a demo plan for this remodel. It is not clear what is going to stay or what is going to be new. Sheet 7 Elevations and Deck Plan 4. Please specify the required connections of the deck ledger to the structures. 5. Please specify the required connection of the deck joist to the supporting beams. Nothing is specified at this time. More information is required in order to complete the review of the deck. Please add this information to the drawings. 6. Please specify the required connection of the 4X10 beam to the media room wall. The drawings do not show how this will be supported. 7. Please specify the required deck joist connections to the main house. Nothing is specified at this time. 8. Please clarify how the lateral loads of the deck are being transferred. Are knee braces or X -bracing going to be used? BC4 post caps are not approved to resist lateral loads. Please modify accordingly. 9. Please specify the required reinforcement for the 24X24X10 footing. Nothing is specified at this time. 10. Please provide details for the guardrails that are going to be used. All that is noted is 36" high metal rail. More information is required in order to check the deck guardrails. Sheet 2 Lower Floor Plan 11. Please specify the required connections of the 6x12 at the end near the wall. This is at the media room. Please add this information to the drawings. Page 3 of 4 Plan Review Number 01 EECE#: EDM 08-40 Stevenson Addition 2008-0320 12. Please provide a detail at the 6x12 and 4x12 beams intersecting at the post. 13. Please provide a detail at the intersections of the 3-118X12 and 6X12 post. With the different width a detail is required Sheet 3 Main Floor Plan 14. Engineer of Record (EOR), the bridge hallway does not meet the minimum diaphragm ratio. With out having positive ties of the bridge there is no way for the horizontal diaphragm forces to be transferred. Please clarify on the drawings how the diaphragm forces will be transferred. 15. Please specify the required connection for the 2x12 cantilevering over the laundry wall. 16. Please submit analysis for the 2x 12 @ 16" O/Cat the laundry/powder/kitchen room. It appears based off the span the HF42 will be overstressed. Submit analysis to justify. 17. Please specify the required connection of the 5-118X12 to the (2) studs located at the kitchen room area. Sheet 4a Sections 18. EOR, please submit analysis for the out of plane loading for the 2x6 spaced @ 16" OIC at the great room area. Based of check analysis it appears the studs will not be able to resist the required design loads. Please modify accordingly. Sheet S1'lower Floor Structural 19. EOR, please provide a detail for the connection of the (2) 2x supporting the 5-1/8 glu-lam beam. Sheet S2 Main Floor Structural 20. EOR please specify the required connection of the (2) 2x member supporting the 5- 1/8X12. In addition, submit an analysis for the studs to support these forces. Sheet S3 Upper Floor Structural 21. Per definition, the floor system is defined as having discontinuity to the opening below and the stairway locations. The analysis has not dealt with this nor does the drawing show how the horizontal lateral diaphragm forces will be transferred to the vertical resisting elements. This should include the collector elements with the Page 4of4 Plan Review Number 41 EECE#: EDM 08-40 Stevenson Addition 2008-0320 required nailing. Please modify the analysis and drawings accordingly. IBC 2305.2.3 and ASCE table 12.3.1 22. The master bedroom and master bath area appears not to meet the minimum diaphragm rations. Please modify accordingly. ASCE table 12.3.1 and IBC 2305.2.3 23. EOR, please provide a detail for the 4x6 post supporting the 6X12 and the 4x12 beam. With different width beams, a detail is required to show how the design force will be resisted. Sheet S4 Structural Notes 24. Shear wall Schedule: Please modify the shear wall schedule for RSW to note the 2" OIC spacing shall be staggered. Code requires the nail to be staggered. TBC table 2306.4.1 footnote I. 25. Detail 1: Please modify the shear wall schedule to state a single 3 -inch nominal member and not (3) 2x plates. Code requires a single member to be used. IBC 2306.4.1 footnote i. 26. Detail 3: EOR please specify the required axial load the truss manufacture is required to design the truss that is used as the collector. 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 Teter at (360) 874- 0562 between 8:00 a.m. and 5:00 p.m. I: Hoyt Jeter, P.E. President