Additional Building Comments 1.pdfo� EDS City of Edmonds
y; r rv`W PLAN REVIEW COMMENTS
BUILDING DIVISION
Fsc 18go (425) 771-0220
DATE: April 24, 2008
TO: Darryl Lewis, InterBay Properties, LLC
FROM: Jeannine Graf, Building Official
RE: Plan Check # BLD20080227
Project: Interbay SFR
Project Address: 1139 Sierra Place
During review of the above noted application, it was found that the following information,
corrections, or clarifications are needed. Please resubmit two (2) copies of revised sheets and/or
documents with a written response to each of the items below to the Permit Coordinator assigned to
your project:
1)
2)
3)
4)
5)
Please correct the following information to the site plan.
■ Add line designating Parcel A and B
■ Plan should clearly distinguish/label exterior building walls, stairs, decks, patios, trellis,
covered and uncovered walkways, etc., cantilevered features and appurtenances with setback
distances to the property line(s).
■ What does `old property line' mean?
■ Provide top and bottom wall elevations for all proposed retaining walls, stair/walk walls,
driveway retaining walls, (note that all wall designs shall be supplemented with supporting
calculations, etc.)
■ City code requires that height be taken from the smallest rectangle that encompasses all four
corners of the house. Note when to include eaves and the covered trellis. Please refer to
City Height Handout and recalculate height.
■ Provide a copy of all recorded easements that affect the property
Resubmit three (3) new site plans scaled and one additional reduced site plan on paper no larger
than 8 '/2" x 14".
The geotechnical report indicates a preliminary report, the engineer of record needs to submit an
addendum based on review of the final grading and building plans. Also, the engineer needs to
estimate the grading yardage for the proposed development (cut and fill amounts to be
separated).
Retaining walls located in a critical area must have plans designed consistent with ECDC
Chapter 23.80 (including design calculations) stamped/signed by a Washington State Licensed
Professional Engineer. The City requires peer review and special inspections for all retaining
walls in critical areas or their buffers.
Shoring (temporary and/or permanent) appears to be required. Provide details and a separate
site plan showing locations of the temporary or permanent shoring walls.
The even numbered pages are missing from the Wetland report, please provide (3) copies.
6) 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 a formal alternate design request per UPC 301.2 (additional fee required).
7) It appears that there will be a site built showers. Provide shower pan construction detail
including materials, drain, slope, etc.
8) Indicate note on fireblocking requirements for furred walls per IRC 602.8.
9) Special inspections are required for this project and must be clearly noted on the plans.
Complete the enclosed special inspection agreement (note the form must be signed by the
owner, the general contractor and the special inspector and submit to the City for approval prior
to issuance).
Page 2 of 2
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CITY OF EDMONDS
SPECIAL INSPECTION AND TESTING AGREEMENT
PERMIT 9 61-D 2-009-02-3-7 DATE:
PROJECT SITE ADDRESS: &52
PROJECT NAME: j��S
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 testinglinspection
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 C.APPROVED PLAN SHEET
o Fabrication (1704-2)
o Wood Construction (1704.6)
❑ Steel Construction (1704.3)
Soils (1704.7) Ak W C� fj
❑ Concrete (1704.4)
❑ 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)
o Reinforced Gypsum Concrete (1704.4)
n Structural Masonry for Seismic Resistance (1708.1)
❑ Structural Observation (1709)
❑ Insulating Concrete Fill (1704.4)
o Spray Applied Fire -Resistive Materials (1704.10)
o Piling, Drilled Piers, and Caissons (1704.8, 17049)
o Shotcrete (1704 A)
❑ Pier Foundations (1707.5)
o Structural Steel (1707.2)
Gradin , Excavation, Fill, Proof Rollin (1704.7)
o Smoke -Control Systems (1704.14)
❑ Exterior Insulation and Finish Systems (1704.12)
u Designated Seismic Systems (1707.9)
o Mechanical Components (1707.8)
❑ Cold Formed Steel Framing (1707.4)
o Storage hacks (1707.6)
❑ Architectural Components (1707.7)
❑ Structural Wood (1707.3)
❑ Special Cases (1704.13)
o Seismic isolation System (1707.10)
❑ Mastic, Intumescent Fire Resistant Coatings (1704.1 1)
j G 0V ,41,L ~P4e6e
❑ 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.\BuildinglHANDOUT 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 Ins ector
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 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:\BujldinglHANDOUT 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 Buildine 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
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 1.745.
2. Review the special inspection reports and provide corrective action for work that may not
conform to the approved plans.
WA1BuildinglHANDOUT 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
Special Inspector/Agency name
Signature
Architect/Engineer of Record name
Signature
(please print or type)
Date
(please print or type)
(please print or type)
Return the original signed agreement to the Building Division
City of Edmonds Building Division
1215 th Avenue North, City Hall Second Floor
Edmonds, WA 98020
ACCEPTED BY CITY OF EDMONDS BUILDING DIVISION:
City Official Signature
Title:
Date
Date
Date
W_1Buildingli-IANDOUT ICODESIFORMStSPECIAL INSPECTION AGREEMENT FORM_doc7/07