2018-1094 Vaisvila SFR (GAHAN).pdf
DATE: October 9, 2018
TO: Richard Vaisvila
FROM: Eric Evensen, Plans Examiner
RE: Plan Check: BLD2018-1094
Project Address: 17123 69th Pl W
Scope: NEW SFR, VB construction, Plumbing and Mechanical included.
Please be advised that the building plans for the above referenced project have been disapproved
for the purposes of obtaining a building permit. During a review of the plans by the Building
Division for compliance with the applicable building codes, it was found that the following
information, clarifications, or changes are needed. Reviews by other divisions, such as Planning,
Engineering, or Fire, may result in additional comments that require attention beyond the scope of
this letter.
A complete review cannot be performed until the revised plans/documents, including a
written response in itemized letter format indicating where the ‘clouded’ or otherwise
highlighted changes can be found on the revised plans, have been submitted to a Permit
Coordinator.
Resubmittals must be made at the Development Services Department on the 2nd Floor of City Hall.
Permit Center hours are M, T, Th, & F from 8am-4:30pm and from 8:30am-12pm on Wednesdays.
This building plan review cannot be completed until we receive the following items:
General:
1. Special inspection requirements have been identified for the project. Please complete
and return the special inspection agreement form for Soils, which is attached. This may
be returned at any time prior to permit issuance.
Sheets A3, A4:
2. Label on the plans which exterior windows are to be used for egress. Each egress
window shall have a net clear opening of not less than 5.7 square feet with a net clear
height of not less than 24” and a net clear width of not less than 20”, and the egress
window on grade level in Guest Room shall have a net clear opening of not less than 5
square feet per International Residentail Code (IRC) R310.2.
3. It appears the 4’-0” x 6’-0” picture window at the interior stair landing requires safety
glazing per IRC R308.4.3.
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
Page 2 of 2
4. Show on the plans handrails at porch stairs per IRC R311.7.8.
Sheet A7:
5. Change on the plans the minimum CFM for the proposed Whole House Fan on the
Ventilation Schedule from 75 to 90 continuous and the intermittent whole-house
ventilation to 90 CFM / 66% = 135 CFM, or running 2 hours 40 minutes out of every
four hours segment.
Structural Sheets:
6. This review has found significant structural information missing from the plans and we
are unable to perform a complete review at this time. For example, the following
concerns must be addressed.
a. Shear wall sheet in the structural calculations includes a holdown schedule, a
shearwall schedule, and plans showing the shear wall and holdown locations on each
floor level. Marks for required shear walls are missing from full-sized Sheets A2,
A3, A4, S3, S4, and S5. Locations of callouts for required holdowns beneath the
interior stair landing on Structural Sheet S3 do not match the locations shown in the
Structural Calculations. Callouts for required holdowns are missing from Structural
Sheets S4 and S5.
b. Detail callouts 2/S2 and 3/S1 were incorrectly flagged on Sheet S3.
c. Cross Section 1/A7, Detail 2/S2 and Lower Floor Lateral Design in the Structural
Calculations show detailed construction for a braced concrete foundation wall
running North-South through the middle of the Crawl Space that is not shown on the
Foundation Plan on Sheet S3.
d. Sheet A7 shows the calculation requiring 6 foundation vents. Sheet S3 shows a
single foundation vent and the total number of required crawl space vents left blank.
e. Similar to the callouts for beams 19 and 20, a number 18 is circled on the Main Floor
Framing Plan, Sheet S4, but a required beam size for a beam 18 is not shown. Also
on Sheet S5 required beam sizes for beams 6, 12, 17, are not shown. Beam 3 at entry
is not shown at all. Indicated on the plans all beams and showing beam sizes on
drawings to guide the proper installation and inspection of that work required.
f. Currently framings plans S4 and S5 refer to “I-Joists by others”. Specifying I-Joist
types by Structural Engineer is required.
g. Beams 11 and 20 callouts on S4 and S5 do not match the results sown in the
Structural Calculations.
h. Upper Floor Framing Plan S5 has Detail 1/S2, showing a the exterior wall of the
house, was incorrectly flagged at the open air Covered Patio.
i. Detail 2/S1 TYP. for roof overhang should be 1/S1 TYP. as shown in the Structural
Calculations.
j. Show all beam sizes (example Beam 3 at entry), walls and isolated column footings.
Please be aware that once the above corrections are made, subsequent city review may identify
further corrections. Please let me know if I can be of any additional assistance.
Eric Evensen
\\edmsvr-userfs\userprof$\eevensen\Documents\GEE - Building Reviews\2018-1094 Special Inspection Agreement.doc10/9/2018
SPECIAL INSPECTION AND TESTING AGREEMENT
Permit #:______BLD2018-1094___________________
Project:___Vaisvila Residence 17123 69th Place W
________________________________________
Prior to issuance of a permit, this form must be completed in its entirety and returned to the City for
approval. The completed form must have signatures of acknowledgment by all parties.
DUTIES AND RESPONSIBILITIES
Special Inspection Firm and Special Inspectors:
The Special Inspection firm of ___________________________________________________________
will perform special inspection for the following types of work (separate forms must be submitted if more than
one firm is to be employed):
___Reinforced Concrete ___Smoke Control Systems
___Bolting in Concrete ___Lateral Wood
___Prestressed Concrete X_Monitor and test structural fill placement and
soil compaction
___Shotcrete X_Verify Soil Bearing at building foundations
___Structural Masonry X_Verify Slab Subgrade below slab-on-grade
___Structural Steel/Welding X_Observe Footing Drainage Placement
___High Strength Bolting X_Observe proof rolls of roadway subgrade
prior to asphalt placement
All individual inspectors to be employed on this project will be WABO certified for the type of work they are to
inspect. If inspection is for work that is not covered by the WABO categories, or the inspector is not WABO
certified, a detailed resume of the inspector and firm must be submitted. The resume must show that the
inspector and the firm are qualified by education and experience to perform the work and testing required by the
project design and specifications.
The work shall be inspected for conformance with the plans and specifications approved by the City. Revisions
and addenda sheets will not be used for inspection, unless they have been approved by the City. Inspection
records shall include:
· A daily record to be maintained on site, itemizing the inspections performed. Any nonconforming work
shall be brought to the immediate attention of the contractor for resolution.
· A weekly report shall be submitted to the City; detailing the inspections and testing performed, listing
any nonconforming work and resolution of nonconforming items.
· A final report shall be submitted to the building department prior to the Certificate of Occupancy being
issued. This report will indicate that inspection and testing was completed in conformance with the
\\edmsvr-userfs\userprof$\eevensen\Documents\GEE - Building Reviews\2018-1094 Special Inspection Agreement.doc10/9/2018
approved plans, specifications and approved revisions or addenda. Any unresolved discrepancies must
be detailed in the final report.
Contractor:
The contractor shall provide the special inspector or agency adequate notification of work requiring inspection.
The City approved plan and specifications must be made available, at the jobsite for the use of the special
inspector and the City inspector. The contractor shall maintain all daily inspection reports, on site, for review by
all parties.
The special inspection functions are considered to be in addition to the normal inspections performed by the City
and the contractor is responsible for contacting the City to schedule regular inspections. No concrete shall be
poured or other work covered until approval is given by the City inspector.
Building Department:
The building department shall review any revisions and addenda. The City inspector will monitor the special
inspection functions for compliance with the agreement and the approved plans. The City inspector shall be
responsible for approving various stages of construction to be covered and for work to proceed.
Design Professionals:
The architect and/or engineer will clearly indicate on the plans and specifications the specific types of special
inspection required and shall include a schedule for inspection and testing. The architect and/or engineer will
coordinate their revision and addenda process in such a way as to ensure that all required City approvals are
obtained, prior to work shown on the revisions being performed in the field.
Owner:
The project owner, or the architect or engineer acting as the owners agent, shall employ the special inspector or
agency.
ENFORCEMENT
A failure of the special inspector or firm to perform in keeping with the requirements of the IBC, the approved
plans and this document, may void this agreement and the Building Official’s approval of the special inspector.
In such a case a new special inspector and/or firm would need to be proposed for approval. A failure of the
design and/or construction parties to perform in accordance with this agreement may result in a STOP WORK
notice being posted on the project until nonconforming items have been resolved.
ACKNOWLEDGMENTS
I have read and agree to comply with the terms and conditions of this agreement.
Owner: ________________________________Signature ____________________________ Date __________
Contractor: _____________________________Signature____________________________ Date: __________
Arch./Eng:______________________________Signature____________________________ Date: __________
Special Insp.____________________________Signature_____________________________ Date: __________
Special Insp. Agency____________________________
ACCEPTED FOR THE CITY OF EDMONDS BUILDING DIVISION
By: ________________________________________________ Date: __________