Building Comments 1.pdfCity of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: October 23, 2018
TO: Steve Busig
Hutteball+Oremus Architecture
sbusi ,hoarch.com
FROM: Chuck Miller, Senior Plans Examiner
chuck.miller(2edmondswa. gov
RE: Plan Check: BLD2018-1297 —15t review
Project Address: 21911 76th Avenue W, Suite 211
Project: Seaview Elementary outdoor learning center
Scope: Construct patio, greenhouse, and teaching shelter (gazebo) for outdoor
instruction -extend existing path — nonseparated Education group E occupancy — 29
occupants — VB construction
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. Only those sheets specifically referenced as follows need to be resubmitted.
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.
General plan review comment:
The unique and specific nature of the work necessary to complete your project requires
special inspection per IBC 1704. A City of Edmonds `Special Inspection and Testing
Agreement' (see the end of these comments) for any `field -welding' will need to be
completed and returned prior to permit issuance. It is assumed that any `shop -welding' will
be performed at a facility employing certified welders.
On sheet C1.0 — TESC & Demo Plan:
2. TESC & Demo Plan — Include in the extent of the area to be `cleared and grubbed' that
required to provide an accessible route to the outdoor classroom per International Building
Code (IBC) 1104.2. The exterior accessible route is required to have a minimum clear width
of 44 inches per IBC 1101.2.1.
On sheet C2.0 — Civil Site Plan:
3. Civil Site Plan — Specify on the plans the proposed method and materials to be used to
construct the accessible route to the outdoor classroom. There is also concern regarding
accessibility to the planting boxes that may be part of the learning experience.
On sheet A1.00 — Enlarged Plans:
4. Plan 1 — Enlarged Site Plan - Indicate on the plans the accessible route to the outdoor
classroom complying with IBC 1101.2.1. There is also concern regarding accessibility to
the planting boxes.
On sheet S 1.01 — Foundations and Roof Plans:
5. General plan review note regarding the teaching shelter — Provide as part of a complete
permit application submittal structural calculations supporting the capacity of the details
represented on sheet `S 1.02' to resist lateral loads per IBC Chapter 16/American Society of
Civil Engineers (ASCE) 7-10 — Minimum Design Loads for Buildings and Other Structures.
6. Structural Notes — Wood — Specify on the plans the proposed species of wood, or method of
treatment, of the wall framing (sill plate, studs, wall slats) used to construct the teaching
shelter and required to be protected per IBC 2304.12.
7. Plan 1 — Foundation Plan — Change on the plans the minimum number of anchors required
to connect the `prefab greenhouse' with an extension kit to the concrete slab on grade from
`8' to `10' per page 64 of the provided manufacturers information — Palram Applications,
Ltd. — Glory 8'x8' with Glory 8'x4' Extension Module - see also plan review comment W.
On the provided information from Palram Applications, Ltd. — Glory 8'x8' with Glory 8'x4'
Extension Module:
8. Cover sheet — Clarify the indicated snow load and wind resistance. It does not appear to
comply with that required for structures in this jurisdiction per IBC Chapter 16 (25 psf non -
reducible ground snow load — 85 mph basic/110 mph ultimate wind speed). The selection of
an alternative structure of a different construction/configuration may affect the applicability
of other comments in this review or result in additional comments.
9. Page 5 (indicating the exterior dimensions) — Clarify the indicated dimension of the door
opening. Even without the installation of the door (which would appear to completely swing
out of the opening), it does not comply with the 32 inch clear width required per IBC 1103.1
and ICC A117.1-2009 Section 404.2.2 — see also plan review comment W.
Page 2 of 2
SPECIAL INSPECTION AND TESTING AGREEMENT
Permit #: BLD2018-1297
Project: ESD Seaview Elementary Outdoor Learning Center
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):
■ Site Welding
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
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.
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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 DEPT.
1.2
Date:
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