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20070327152648.pdfor EDo City of Edmonds } ; PLAN REVIEW COMMENTS BUILDING DIVISION FSS y $90 (425) 771-0220 DATE: March 27, 2007 TO: Randall J Munson randy.munson@comcast.net FROM: Jenny Readwin, Plans Exa5 RE: Plan Check # 2007-0247 Project: Falcon Ridge Homes SFR Project Address: 8010 240t1, Street SW 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) Whole house fan in the energy form submitted must be minimum 115-173 cfm and was specified in the laundry room. Plans show 100 cfin. Please show 115-173 cf n fan on the plans. 2) Sheet A4 specifies carpet at the deck floor surface. Please clarify impervious deck surface and show 2% minimum slope and how it will drain with I/z wall (i.e. floor drain, etc.). 3) It appears that there will be a site built shower. Provide shower pan construction detail including materials, drain, slope, etc. 4) An additional smoke detector is required in the master bedroom. Please note on plans. 5) Provide letter from Geotechnical Engineer of Record stating that they have reviewed the plans and that they are consistent with the report recommendations. 6) 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. • Excavation/Grading/Site Prep • Placement of fill and compaction • Soil bearing verification • Temporary and final erosion control • Subsurface drainage installation • Rockery/Retaining wall construction 7) See attached structural comments from city consultant. Respond to each item in writing. BJY Northwest Architecture • Engineering • Planning - Government Services March 13, 2007 To: Randall J Munson Building Contact person: Randall J Munson Designer Phone: 206-349.4551 1930 6th St Fax: 866-312.8468 Seattle, WA 98134 Re: Project Description PLAN CK # 2007-0247 8010 240TH ST SW BJY# 030731-002 Structure Level Occupancy Cons't. Type Area S.F SFR Level 1 R31U TYPE VB 785/1011 Level 2 R3 TYPE VB 1647 Level 3 R3 TYPE VB 1255 The above referenced project is in the process of plan review for compliance with The City of Edmonds ordinances and applicable codes (Structural). 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 ordinance, structural and energy portions 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. 1 GENERAL COMMENTS STRUCTURAL COMMENTS CALCULATION 1. In wind calculation -- Simplified wind load method can't be used for this project since the building is not regular shaped and don't have symmetrical cross section in each direction per IBC 2003 1609.6.1.1 .5 2. Site soil are classified as site class " C " according to soil report dated May 20, 2005 done by Associated Earth Sciences, inc page 6. Consequently, the seismic design parameter will not be the same as in calculation. 3. Please show the calculation of the drag force and specify the strap and nailing for drag strut in the lateral load analysis, especially for the re-entrant corner per IBC 1620.4.1 and table 1616.5.1.1 plan structural irregularities. 4. Please show retaining wall calculation. Footing rebar #4 @10 ° O.C. appears doesn't have enough development length per ACI 318-02 12.2 since the heel is only 5". Drawings 5. A-3, South elevation shows stepped footings. Please provide stepped footing detail for the rebar arrangement and brace wall detail per IBC 2308.11.3.2 6. A-5, keynote 23, Provide design of balcony railing per IBC 1607.1& 1607.1.1. Verify fastener design considers exposure per IBC sec. 2304.9.5 & IRC Sec. 319.3 7. A-7, Clarify section 2 of A-12 on foundation plan. This does not appear to apply. 8. A-8, Clarify section 1 of A-8 on plan. Can't find this section. 9. A-8, please call out preservative -treated wood for the deck framing that is exposed to weather per IBC 2304.11.4.2 10. A-8, Please call out all lateral system components per calculations. Show all shear walls. West side of shear wall is missing per calculation. 11.A-8, Shear wall SW -3 at East side of exterior wall is cut off by fireplace, which is at variance with calculation sheet. Please re -check and verify adequacy of the broken shear walls. 12.A-11, Detail 2 --- Please specify the thickness of footing of retaining wall. 2 13. General --- Fasteners for preservative -treated and fire -retardant -treated wood shall be of hot -dipped zinc -coated galvanized steel, stainless steel, silicon bronze or copper. Coating weights for zinc -coated fasteners shall be in accordance with ASTM Al 53. ISC Sec.2304.9.5 & IRC Sec. 319.3 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 BJY at (206) 264-8400 between 8:00 am and 5:00 pm. By: Ted Chen 3 CITY OF EDMONDS SPECIAL INSPECTION AND TESTING AGREEMENT The project at �0 0 ` twf'17 _ aa issued under building permit number OL.0-7— dQLLZ 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 most include the following: • Description of daily inspections and tests wade 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:ITEMPIBUILDING1SpecialiuspectionAgreement]BC.doc 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 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 atAhe 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 De artment 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. 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 L:ITEMPIBUILDING1SpeciallnspectionAgreementIBC_doe 7/04 SPECIAL INSPECTION AND TESTING SCHEDULE 'rl:srtrtG+rrtst�tttorr wc�ttctr ast�Ctwt,� STRUCTURAL; STEE- LIWELDING: --� Sample and Test f list specific rumbas below) . Aggregate Tests — Shop Material Identification Ranforcing Tests ` welding Inspection 'D Sbop ©Reid Mix Designs ^ UWmnic Inspcctitnt OSbop ©field Reinforcmg Placement ^ High-strength Bolting Batch Plant Inspection Inspection ©Shop O.Beld Inspect Placing O A325 FPick-up Samples CJA490 ©N ©X Q F Samples -` Metal Deck Wclding Inspection pression Tests _W_._ Reinforcing Steel Welding Inspection Metal Stud Welding Inspection PRECAST/PRFSTRESSED CONCRETE: _ Co>,erere Insert Welding Inspection Mem ADDRM REINFORCED CONCRETE, GUNITE, GROUT AND MORTAR: Cottaete Ganite Grant Mortar ..�.-,esu err -acral waoatttg FIREPROOFING: Placement Inspection — Density Tests — Thickness Tests — Inspect Batching INSULATING CONCRETE: — Sample and Test — Placement Inspection Unit weights FILL MATERIAL: MASONRY:— Acceptance Tests Placement Inspection — Special inspection Stresses Used — Field Density — Preliminary Acccptawc Tests (Masonry units, wail Prisms) — Subsequent Tests (Mortar, Grout, Field Wall Prisms) STRUCTURAL WOOD. — Placement Inspection of Units _--_ Shear Wall Nailing Inspection — Inspection of Glu -Jam Fab. — Inspection of Truss Joist Fab, ADDITIONAL INSTRUCTIONS OR OTHER TESTS -- Sample and Test Compowmts AND INSPECTIONS: ...,,.�,...t �s�..�J. 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