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20061005105001.pdfOV EDo City of Edmonds PLAN REVIEW COMMENTS BUILDING DIVISION gst $go (425) 771-0220 DATE: October 5, 2006 TO: Ryan Alexander 17518 52nd Ave W #8 Lynnwood, WA 98037 FROM: Jenny Readwin, Plans Exami e RE: Plan Check # 2006-1010 Project: Alexander Bay Construction SFR Project Address: 1405 8th Ave S. 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) Label covered porch on the site plan. 2) Architect of Record to stamp and sign all plans. 3) Specify on the elevation views the grade slope away from the building. If minimum 6" within 10' is not possible or habitable or useable space is below grade, foundation drainage is required. Provide footing drain detail on foundation sections complying with R405.1 and show required drain locations on the foundation plan. 4) ,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. 5) Show location of all smoke detectors on the floor plans. 6) Show all source specific exhaust fans on the floor plan and also specify minimum cfm for each fan. 7) Provide attic ventilation calculations. 8) Complete the enclosed Energy Handout B26. 9) Note garage/dwelling separation on plans. Minimum %2" 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. 10) 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. • Kwik Bolts 11) 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 hoAeter@centurytel.net 360 874 0562 Fax 360 874 0591 To: JoAnne Zulauf 121 5th Avenue N Edmonds, WA 98020 Re: Alexander Bay Construction 1405 8th Ave South Edmonds, WA 98020 Plan Review # 2006-1010 Date: Thursday, September 28, 2006 Structure Area S.F. First floor 1675 Second floor 1800 Total 3475 Garage 664 Total 4139 Deck Second floor 88 Grand total 4227 EECE # EDM 06-52 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 5 EECE#: EDM 06-52 Alexander Bay Construction STRUCTURAL COMAWNTS General 1. The design analysis used a story height of 8 feet but the story height should be measured from horizontal diaphragm to horizontal diaphragm and not clear height between floors as done in the analysis. The lateral forces are being resisted at the horizontal diaphragm location and must be designed this way. Resubmit an analysis to use the proper height to determine the seismic lateral load transfer. IBC 1620.4.3 and 113C 1617.5.2 2. The lateral load transfer for the wind load must also use story height for wind forces applied to the diaphragm. It is fine to design the out of plane force for the wood studs with clear height but not the diaphragm shear forces. Please resubmit analysis to account for the proper height used. IBC 1609.6 Sheet 1 GENERAL NOTES: 3. Please note the reinforcement shall be grade 60 steel unless an analysis is submitted to justify grade 40. R402.2 Sheet 3 FOUNDATION PLAN: 4. Please note the vertical reinforcement in the wall shall have a 90 degree hook into the footing. R403.1.3 5. Engineer of Record (EOR); please note the requirements for the footing that is located supporting two posts near the diagonal wall at the garage. All that is noted is 24X24 pad footing but this one is required to be larger. 6. Architect of Record (AOR), provide calculations to justify 2x10 PT ledgers with 1/2 KW1K bolts supporting the floor joist. It appears the bolts spaced at 18" OIC will not support the design loads. 7. Simpson ITT hangers are not approved to be used in contact with pressure treated wood. I called Simpson to see if these hangers could be used for this case and they stated they are not approved to be used in contact with pressure treated wood. The new pressure treatment used will corrode the steel. They recommend placing some type of barrier to protect the hanger from rusting. Please modify drawings accordingly. R319.3 ( Simpson phone number 1-800-999-5099) 8. Please provide a detail for the interface between the garage and crawl space. What are the required connections of the members? What is the size of the footing at this location? More information is required to be shown to show a complete load path. Page 3 of 5 EECE#: EDM 06-52 Alexander Bay Construction 9. Please specify the positive connection of the post to the footing. All that is noted is for a connection to be installed to prevent displacement. But what is this connection. Please add this information to the drawings. IBC 2304.9.7 10. Please specify the required connection of the beam to the supporting post. All that is noted is gusset both sides. What is the size of this gusset, how is it connected to the members, etc.? More information is required to show this connection. Please add this information to the drawings. IBC 2304.9.7 Sheet 5 SECOND FLOOR FRAMING: 11. Please specify the required connection of the Glu -lam beams to the supporting post. All that is noted is the beam size and the postmultiple studs. More information is required to be added to the drawings in order to check load transfer. IBC 2304.9.6 12. Please specify the required connection for the 5 -118X16 -I/2 to the (3) 2x4 stud columns. IBC 2304.9.7 13. Please specify the required connections of the joists to the Parallam. 14. Please specify the required hanger to support the joists that are flush with the beams. This is required to be specified on the drawings in order to check it is able to support the design loads. 15. Please specify the required post to support the beams and the connections for the Parallam beams. 16. Please specify the required hanger to support the 2x10 joists. Nothing is specified at this time. 17. Please provide a guard rail detail for the upper floor deck. This is required to resist a force of 200 pounds applied in any direction along the top rails and 50 psf on the in -fills. Please add details in order to check the upper deck requirements. Sheet 7 ROOF FRAMING: 18. Please specify the required connection of the Glu-larn beams to the structures. Currently nothing is specified on the drawings. IBC 2304.9.6 19. Please provide a detail of the connection of the glu lam beam 3-112X16-1/2 and the girder truss intersection at the wall line. IBC 2304.9.6 20. AOR, please provide calculation that a footing is not required under the post supporting both the girder truss and Glu -lam beam. It appears the complete load Page 4 of 5 EECE#: EDM 06-52 Alexander Bay Construction path is not specified on the drawings in order to support the design loads. IBC 2304.9.6 Sheet 10 SW LAYOUT/SCHEDULE: 21. Shear wall schedule: Please modify footnote 3 to state single 3X member is required. IBC 2305.3.10 22. Shear wall schedule: Please modify footnote 7 to state single 3X member is required. IBC table 2306.4.1 footnote i 23. Detail 1: Please modify shear wall ends to state single 3X shall be used and not (2) 2X. The code requires a single nominal member to be 3X and not (2) 2X. IBC table 2306.4.1 footnote e 24. Please add a strap at top of the garage portal frame to transfer the required forces. The height to width ratio does not meet the minimum as required per code. APA report TT -073B and IBC table 2305.2.3 25. EOR, please specify the required shear wall on the first floor. All that is noted is SW-. Please specify the required shear wall. 26. AOR, please provide calculations to justify the 5/8" diameter @ 48" O/C for shear wall mark SW3. 27. Per definition the second floor diaphragm is classified as having horizontal discontinuity base off being open to the family room and the stair. There are no shear walls (vertical resisting elements) to transfer the horizontal diaphragm required forces at floor opening.. Submit an analysis and modify drawings accordingly to transfer these forces. IBC 23 05.2.3 IBC 1616.5.1.1 Sheet 12 TYPICAL SECTIONS/DETAILS: 28. Waterproof deck: AOR, please specify the required hanger to support the 2x10 deck. All that is noted is hanger 2x10 DF#2. IBC 2304.10.2 29. Please note the vertical bars shall have a standard 90 degree hook into the footing. R403.1.3 30. Please provide an analysis for the reinforcement for the 8 foot wall with #4@16" o/c. Grade 40 steel appears not to be able to support the soil pressure. Submit an analysis for the reinforcement specified on this sheet. R404.1.4 Additional corrections may be required following receipt of corrections and additional information as requested. Page 5 of 5 EECE#: EDM 06-52 Alexander Bay Construction 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 CITY OF EDMONDS SPECIAL INSPECTION AND TESTING AGREEMENT The project at b,5 issued under building permit number 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. ollowing: A. Duties and Responsibilities of the Special Inspector ll. 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. 5. Furnish Final Construction Report The special inspector or inspection agency shall submit a final signed report to the City stating that all items requiring special inspection and testing were fulfilled and reported. And, to the best of L:(TEMPIBUILDING1SpeeiallnspectionAgrcementIBC_doe 7144 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 I . 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 Buildine 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 may 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.En-aineer 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 Special Inspector General Contractor City Building Official I.:ITEMp1BUILDING1SpecialinspectionAgreementiBC.doe 7104 Date Date Date Date knor ON AN TESTING SCHEDULE PRCVECT NAME - - PRUSKTADDRESS - • TESTVAGSW*CTJONAGENCY."WECKALtSPECPOR REINFORCED CONCRE'T'E, GUNITE, GROUT AND MORTAR: STRUCTURAL STEWWELDINGc Concrete Gtmite Grout Mortar — Sample- and Test (list specific members beiosw) Aggregate Tests — ShopMatcrial Identification Reinforcing Tests - welding Inspectitm "Q Shop ©Field Mix Designs __._ Uluasm& Inspection 0 Shop p Field Reinforcing Placement — Higb-strength Bolting Batcb Plant Inspection Ittspec '00 [] Shop 0 Field InwCct Placing ❑ A325 Cast samples - D A490 O X 0 F Pick-up Samples — Metal Deck Welding Inspection Compression Tuts RcWoming Steel Welding Inspection — Metal Stud Welding Inspection PRECASTIPRFSTRESSED CONCRETE: Concrete insert Welding Inspection PlIm Post -Tens Pre -Teras ciaadwg AggtegamTests FIREPROOFING: Reinforcing Tests — Placement Inspection Tendon Tests — Density Tests Mi: Desiens - Thickness Tests Reinforcing Placement — Inspect Batching Juste( Placement Concrete Batching INSULATING CONCRETE: Concrete Placement — SamPle and Tat Installation Insepetion — Placement Inspection Cast samples — Unit Weights Pick-up Samples Compression Tests FII.I. MATERIAL: MASONRY: — Aceeptance Tests — Placement Inspection — Special Inspection Stresses Used — Field Density. —... Preliminary Acceptance Tests (Masonry Units. Wali PriSMS) — Snbscgttent Tests (Mortar. Grout, Field Wall Prisms) STRUCTURAL WOOD: — Plactnicnt Inspection of Units — Shear Wali flailing Inspection Inspection of Ghr-lam Fib. _ Inspection of Truss Joist Fab. ADDITIONAL INSTRUCTIONS OR OTHER TESTS — S—ple arta Test Components AND INSPECTIONS: Form compkted by: Title: Tetephone No.: Date: