20071212154926.pdfof EBS City of Edmonds
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PLAN REVIEW COMMENTS
BUILDING DIVISION
�sr 3 ado (425) 771-0220
DATE: December 12, 2007
TO: Ben Holt
ben@peoples-storage.com
FROM: Jenny Readwin, Plans E amin
RE: Plan Check # 2007-1100
Project. SFR
Project Address: 1141 Sea Vista Place
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) Please add the following information to the site plan.
■ Please choose alternate datum point (i.e. fire hydrant -specify top or bottom, etc.) not located
in the middle of 9th Ave. The datum point chosen will be too dangerous for the building
inspector to perform height inspection.
You may redline plans or resubmit three (3) new site plans scaled no smaller than 1 "=20' and
one on paper no larger than 8 I/z" x 14".
2). Provide eco block shoring detail and a separate site plan showing locations of the temporary
shoring walls or show how max 1:1 temporary cuts will be done as required by the Geotechnical
Engineer of Record.. If their height exceeds 4' then structural calculations and peer review will
be required.
3) 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.
• SOIL CUTS
• TEMPORARY ECO BLOCK SHORING
• FOUNDATION SUB -GRADE VERIFICATION
• RETAINING WALL/ROCKERY PLACEMENT
• PLACEMENT OF FILL AND COMPACTION (INCLUDING SWIMMING POOL)
0 SUBSURFACE DRAINAGE INSTALLATION
• TEMPORARY AND PERMANENT EROSION CONTROL
4) 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
hoytjeter@centurytel.net
360 874 0562
Fax 360 874 0591
To: Theresa Umbaugh
121 5th Avenue
Edmonds, WA 98020
Re: Holt Residence
1141 Sea Vista Place
Edmonds, WA 98020
Plan Review # 2007-1100
21
November 15, 2007
EECE # EDM 07-59
Structure
Area S.F.
Lower floor Finished
1346
Lower Floor Unfinished
874
Main Floor
3934
Total
6154
Garage/storage
1556
Total
7707
Covered porch
919
Deck
761
Grand total
9387
Sprinklers
7707
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 Ordinance, Structural, V&IAQC, and Energy Code
requirements of this project.
The project was reviewed under guidelines and regulations for residential facilities of the
State of Washington Building Code
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 07-59
Edmonds #: BLD2007-1100
Holt Residence
ORDINANCE COMMENTS
General
1. Please specify on the drawings that the all penetrations through the separation wall
between the house and the garage shall be protected by filling the opening around
the penetrating item with approved material to resist the free passage of flame and
products of combustion. 8309.1.2
Sheet 1: Main Floor Plan
2. Please specify that the window next to the tub in the Master Bath shall be safety
glazing. 8308.4
3. Please specify the required stair illumination on the drawings. 8303.6
4. Please specify the location of the required light activation at the top of the stairway.
8303.6.1
5. Please clarify how the Living Room gas fireplace will be vented to the exterior.
6. It appears that the Dining room window closest to the Living Room is required to
be safety glazed, per its proximity to the door. R308.4
7. It appears that the Master Suite window closest to the French door is required to be
safety glazed. R308.4
Sheet 2: Lower Floor Plan
8. Please add a smoke alarm in the Guest Room. 8313.2
9. Please add a smoke alarm in the area giving access to the Guest Room. R313.2
10. It appears that the Media window closest to the French door is required to be, safety
glazed. 8308.4
11. Please specify the required stair illumination on the drawings. R303.6
12. Please clarify how the Media room gas fireplace will be vented to the exterior.
Sheet 3: Roof Framing Plan
13. Please show the location of required roof ventilation (each roof jack, or similar).
14. Please specify the required roofing assembly on this sheet, Details on Sheet 4 state
`per plan'.
Page 3 of 5
EECE#: EDM 07-59
Edmonds #: BLD2007-1100
Holt Residence
STRUCTURAL COMMENTS
General
15. Please submit the original geotechnical report, dated October 31, 2006, as
referenced by the letter by the geotechnical engineer dated October 17, 2007.
16. Please note that the bottom chord of the pre -manufactured trusses shall be designed
to resist 20 lbs per square foot live load. R301.5 footnote B
Sheet 5 ELEVATIONS:
17. Please specify the required connection of the tile roof on the drawings. Nothing is
shown at this time. 8905.3
Sheet 1 MAIN FLOOR PLAN:
18. EOR, please verify the hold down specified at the corners of the library. The hold
down specified is smaller on one ,side than the other. Submit an analysis to justify
the smaller hold down. Lateral forces will be applied in either direction.
19. EOR, the drawings do not show any collector element to drag the horizontal
diaphragm force into the interior shear wall specified on the drawings. Please
clearly add to the drawing the required collector elements in order to transfer the
lateral forces.
20. EOR, please specify the required spacing of the vertical post and attachment for the
glass guard rail support. Nothing is shown to show how the code required design
forces will be resisted. Please add this information.
21. EOR please provide analysis for the 4x8 beam over the large picture window at the
Living Room. Per dead loads and live loads per calculations, it appears that
deflection here may exceed the code minimum.
Sheet 2 BASEMENT & FOUNDATION PLAN:
22. Please specify the number of studs required to support each side of beam #15. It is
not clear at this time.
23. EOR, please specify the required connection of the 5 -1.8x13 -1I2 at the beam
pocket. Nothing is specified at this time.
24. Please specify the required connection of the cantilever beam to the supporting
member. Nothing is specified at this time.
25. EOR, please provide an analysis for the 2x8 ledger supporting the deck loads.
Page 4 of 5
EECE#: EDM 07-59
Edmonds #: BLD2007-1100
Holt Residence
26. All beams that are supported by posts, including built-up posts and in -wall posts,
shall clearly note the required connections on the drawings. Currently this is not
clearly noted on the drawings. Please note all required post to beam connections
on the drawings.
27. EOR, the analysis for the glu-lam beams in the garage appear not to include the
point loads from the glu-lam beams. For example, glu 1am beam mark 19 is
supporting beams marks 10, 11, and 14. Please modify accordingly.
28. The analysis shows there will be an uplift force required to be resisted on the back
span. Currently there aren't any connections specified to resist this loads -Beam 9
is an example. Please clearly specify the required connections to resist the code
prescribed forces.
29. EOR, please specify the required number of studs to support the multiple joists on
the interior wall. A single stud will not support the design loads under
conventional framing.
.30. EOR, please provide analysis for the 28" diameter footing supporting two posts at
the dropped deck.
31. EOR, please provide calculations for the exterior spread footing supporting the
floor and the roof trusses. The prescriptive foundations widths are when the IRC
spans are met. This is not the case for this house. A foundation design is required
to show compliance. IBC 1801.2
32. AOR please provide analysis for the 2xl2 @ 16" OIC spanning over 15 feet. Also
note the floor joist are supporting tile floor and this will have a larger dead load
than typical framed floors.
33. Please specify the required connection for the (3) 2xl2's to the post.
Sheet 3 ROOF FRAMING PLAN:
34. EOR, please provide calculations for the exterior studs to support the truss
spanning 64 feet. All load combinations shall be included when analyzing the
exterior stud wall. The engineer has only done the shear wall design in plane but
out of plane forces must also be checked to support the roof framing members and
all load combinations.
Sheet 4 Details:
35. EOR, please provide an analysis of the deck details shown on this sheet. The
notes are per the old UBC and not the adopted code at this time.
Page 5 of 5
EECE#: EDM 07-59
Edmonds #: BLD2007-1100
Holt Residence
36. Deck detail: Please provide an analysis for the !/2" diameter lag bolts at 16" o.c.
Also, it is not clear what the lag bolts are connecting to in order to support the
design loads.
37. Please note the vertical reinforcement shall have a 90 degree hook in the footing or
submit an analysis to justify straight bar embedment.
Sheet S: LATERAL ANALYSIS/TYPICAL DETAILS:
38. EOR, please submit a design analysis for the full -height cantilevered retaining
wall. IBC 1806.5
U IIig lu ! �l►Y IF.y
Prescriptive method used.
No Comments at this time.
VENTILATION & INDOOR AIR QUALITY CODE (V&IAQC)
Sheet 1 MAIN FLOOR PLAN:
39. Please specify the required fan in the Guest Bath toilet room.
40. Please specify the CFM of the kitchen hood vent.
Sheet 2 BASEMENT FLOOR PLAN:
41. Please specify the CFM of the recreation room kitchen hood vent.
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 plait
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
PERMIT 9 �, awl �(� V _ DATE:
PROJECT SITE ADDRESS: ��Srl✓
PROJECT NAME:'
SPECIAL INSPECTION AGENCY_ i(� 1(�AC�- +
*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 testing/inspection
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 SPE IAL INSPECTIONS SEE THE STATEMENT OF
SPECIAL INSPECTION ❑ATTACHED VPPROVED PLAN SHEET
L3 fabrication (1704.2)
❑ Wood Construction (1704.6)
❑ Steel Construction (1704.3)
❑ Soils (1704.7)
❑ Concrete (1704.4)
❑ Bolts installed in Concrete (t704.13)
❑ Special Moment Resisting Concrete Frames (1704.4)
o Reinforcing Steel, Prestressing Steel Tendons (1704.4)
❑ Structural Welding (1704.3. 1)
❑ High Strength Bolting (1704.3.3)
❑ Masonry (1704.5)
❑ Reinforced Gypsum Concrete (1704.4)
❑ Structural Masonry for Seismic Resistance (1708.1)
❑ Structural. Observation (1709)
❑ Insulatin Concrete Fill (1704.4)
❑ Sppy SprayA lied Fire -Resistive Materials (1704.10)
❑ Piling, Drilled Piers, and Caissons (1704.8, 1704.9)
❑ Shotcrete (1704.4)
n Pier Foundations (1707.5)
❑ Structural Steel (1707.2)
❑ Grading, Excavation, Fill, Proof Rollin (1704.7)
❑ Smoke -Control Systems (1704.14)
❑ Exterior Insulation and Finish Systems (1704.12)
❑ Designated Seismic Systems (1707.9)
❑ Mechanical Components (1707.8)
❑ Cold Formed Steel Framing (1707.4)
❑ Storage Racks (1707.6)
❑ Architectural Components (1707.7)
❑ Structural Wood (1707.3)
o Special Cases (1704.13)
n Seismic Isolation System (1707.10)
❑
❑ Mastic, Intumescent Fire Resistant Coatings (1704.11)
❑
❑ High Load Diaphragms (1704.6.1)
❑
V
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_1BuildinglHANDOUi' ICODESIFORMSISPECIAL INSPECTION AGREEMENT FORM.doc7/07
r
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 Inspector
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-1BuildinglHANDOUT ICODESTORMSISPECIAL INSPECTION AGREEMENT FORM.doc7107
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 he 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 pians 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 Building 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 1705.
2. Review the special inspection reports and provide corrective action for work that may not
conform to the approved plans_
W:1BuildinglHANDOUT 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,
General Contractor Company/Owner name
Date
(please print or type)
Signature Date _
Special Inspector/Agency name
(please print or type)
Signature Date
Architect/Engineer of Record name
(please print or type)
Signature Date
Return the original signed agreement to the Building Division
City of Edmonds Building Division
1215"' Avenue North, City Hall Second Floor
Edmonds, WA 95020
ACCEPTED BY CITY OF EDMONDS BUILDING DIVISION:
City Official Signature Date
Title:
• SOIL CUTS
• TEMPORARY ECO BLOCK SHORING
• FOUNDATION SUB -GRADE VERIFICATION
• RETAINING WALL/ROCKERY PLACEMENT
• PLACEMENT OF FILL AND COMPACTION (INCLUDING SWIMMING POOL)
• SUBSURFACE DRAINAGE INSTALLATION
• TEMPORARY. AND PERMANENT EROSION CONTROL
WABuilding\HANDOUT ICODESTORMSISPECIAL INSPECTION AGREEMENT FORM_doc7/07