20071221132331.pdfo� Ego City of Edmonds
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PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: December 21, 2007
TO: Jean Morgan
jean@morgan-design.net
FROM: Jenny Readwin, Plans Ex in
RE: Plan Check # 2007-1116
Project: Edmonds Arbor Court Townhomes
Project Address: 23820 Edmonds Way (BUILDING 12)
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.
' On the site plan clearly show all of Edmonds Way and exactly where the PK Nail used for
the datum point is located. If it is not located on the shoulder or somewhere safe to perform
height inspection then an alternate datum point will need to be chosen or established.
■ Any common areas (i.e. mail boxes or dumpster enclosure, etc.) must be accessible. Please
show location and accessibility requirements if there will be any such common areas on this
site.
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 %" x 14".
2) For the units that have a den on the lower floor please revise the design or label this as storage.
When a room has a closet it is considered a sleeping room and sleeping rooms are prohibited
from exiting into a garage. This room can not be used for anything other than storage.
3) Clearly note on the plans if a subdivision will take place before or after construction of the
buildings. If after building construction, it is the architect's responsibility to insure that the City
approved construction plans for the building must address all code requirements with the intent
of placing future lot lines between units. If the subdivision will take place before building
construction, a survey (prepared by a State Licensed Land Surveyor) will be required prior to
pour of the foundation wall to insure that the building wall(s) are located on the property lines.
4) For Building Enclosure documents, submit 2 sets of plans and details stamped and signed by an
architect or professional engineer, separate from the main construction plans. In addition to
Building Enclosure plans, the design professional stamping the plans must also submit a letter
stating that "The undersigned has provided building enclosure documents that in my
professional judgment are appropriate to satisfy the requirements ofRCW 64.55.005 through
64.55.090. "
5) Sheet A5.0
a) Specify and provide copies of listed and tested fire rated assembly to be used. Note,
chosen assembly must be rated for exposure from both sides.
b) Fire blocking is required at the floor lines and roof -ceiling line of the air space created
between the walls. Show the fire blocking and call out the material (IRC R602.8). You
may want to coordinate with your contractor since this can be tricky to build.
c) Clarify that fire rated walls will extend to the underside of the structural roof sheathing.
d) On the roof plan, show that no penetrations are permitted for a distance of 4 feet on each
side of the two walls.
f) Provide letter from Geotechnical Engineer of Record stating that they have reviewed the plans
and that they are consistent with the report recommendations.
7) 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. (A separate form is required for each separate special
inspector).
• Excavation/Grading/Site Prep
• Soil Bearing Verification
• Placement of Fill and Compaction
• Footing drains
• General Site Monitoring during wet weather construction
• Structural special inspections noted on 51.1
8) See attached structural comments from city consultant. Respond to each item in writing.
Page 2 of 2
Eagle Eye Consulting Engineers, P.S.
PO Box 523
Olalla, WA 98359
hoytjeter@centurytel. net
360 874 0562
Fax 360 874 0591
To: Marie Harrison
121 5th Ave. N
Edmonds, WA 98020
Re: Arbor Terace Town Homes Building 12
23820 Edmonds Way
Edmonds, WA 98020
CA.:0
BUIL NNIG DEPT,
Plan Review # 2007-1116 EECE # EDM 07-74
Plan review number 1
Structure
Stated Area S.F.
First floor
110
Second floor
986
Third floor
986
Total
2082
Garage
865
Grand total
2947
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 Structural, Ordinance, Energy, and Ventilations and
Indoor Air Quality requirements.
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.
Note to Architect:
Drawings state that this building is a `townhouse' with R-2 occupancy, and not a
two-family dwelling/duplex with R-3 occupancy. Some items specific to townhouses
may not apply to two-family dwelling units. However, review is based on submittal
as noted on drawings.
Page 2 of 5
Plan Review Number 1
EECE#: EDM 07-74
Arbor Terace Town Homes Building 12: 2007-1116
ORDINANCE COMMENTS
General
1. Please note that per R317.2, the rated assembly requirement for townhouses within
3 feet of the shared property line, is a one-hour rated wall assembly for each unit,
or a common 2 -hour wall provided some conditions. Drawings appear to reference
one-hour rated assemblies at the shared property lines, when these assemblies must
in fact comply with (2) one-hour rated assemblies or similar. Please review and
modify all relevant details and note references accordingly, as required per code.
R317.2 and R302.
Sheet A-2.0: Building 412 Floor Plans / Roof Plans
2. It appears that the Wall Legend references may need modification, as necessary to
meet the required fire -resistance -rated wall assemblies for townhouses. R317.2
(See Comment 1)
3. Mechanical equipment in garages must be installed with sources of ignition 18
inches minimum above the garage floor. M1307.3 Please specify this on the
drawings.
4. Water heaters / appliances must be strapped at upper third and lower third.
M1307.3
Sheet A-4.0: Building #12 Sections
5. Please specify the required protection for all accessible under -stair spaces. Note
stating `I -hour protection' should call out how to achieve the required fire-resistant
rating.
6. Fireblocking is required in concealed spaces between parallel rows of studs
vertically at the floor and ceiling lines as well as horizontally at intervals not
exceeding 10 feet. Please indicate on wall details. IRC R602.8
Sheet A-5.0: Wall Types
7. Please note that for "Townhouses," walls separating dwelling units shall be
constructed of either two structurally independent 1 -hour wall assemblies, or one
common 2 -hour wall assembly. Please include required attachments as specified by
IBC Table 720.1(2) or by similar approved ICC assembly. Please modify
accordingly.
8. Per `townhouse' requirements R317.2.2, required fire -separation parapets can be
substituted provided specific conditions are met. Please detail wall/roof sheathing
connection and return (both sides) below the roof sheathing as per IRC R317.2.
Page 3 of 5
Plan Review Number 1
EECE#: EDM 07-74
Arbor Terace Town Homes Building 12: 2007-1116
9. Wall Sections reference the electrical requirements `per R317.3.2'. In wall type
`A', this sheet, these requirements are specified without the code reference. Please
note these requirements as `R317.3.2' in this location, for cross reference and
clarity.
Sheet A-6.0: Typical Unit Plan Type A
10. Please clarify how the dryer exhaust duct will vent to the outside. This is important
to ensure that exhaust terminations are not located within 3 feet from any openings.
M 1502.2
11. Please specify on the drawings that furnaces and water heaters will be installed so
that sources of ignition area minimum ofl 8 inches above garage floors. M1307.3
12. Water heaters 1 appliances must be strapped at upper third and lower third.
M1307.3
13. It appears that Wall type keyed at 2"d Floor Bath plumbing wall should be -2-, not
"1" as currently noted. Please correct key reference for this wall. R106.11
14. Please specify on the drawings that penetrations through the separation wall
(required in R309. 2) between a dwelling unit and a garage shall be protected by
filling the opening around the penetration with an approved material to resist the
free passage of flame and products of combustion. R309.1.2
15. Please specify that garage floor surfaces shall slope toward the vehicle entry way.
R309.3
Sheet A-6.1: Typical Unit Plan Type B
17. Please clarify how the dryer exhaust duct will vent to the outside. This is important
to ensure that exhaust terminations are not located within 3 feet from any openings.
M 1502.2
18. Please specify on the drawings that furnaces and water heaters will be installed so
that sources of ignition area minimum ofl8 inches above garage floors. M1307.3
19. Water heaters 1 appliances must be strapped at upper third and lower third.
M1307.3
Page 4 of 5
Plan Review Number i
EECE#: EDM 07-74
Arbor Terace Town Homes Building 12: 2007-1116
20. Please specify on the drawings that penetrations through the separation wall
(required in R309.2) between a dwelling unit and a garage shall be protected by
filling the opening around the penetration with an approved material to resist the
free passage of flame and products of combustion. R309.1.2
21. Please specify that garage floor surfaces shall slope toward the vehicle entry way.
R309.3
SheetA8.2: Details
23. Please remove all details that do not apply to this building. For example, details 2,
5, and 9 etc describe exterior decks, which this building does not have. R106.1.1
STRUCTURAL COMMENTS
Sheet CS. -1.0: Code Data
24. The structural calculations use a roof dead load of 15 PSF. The drawings specify a
roof dead load of 25 PSF. Please revise analysis and/or drawings accordingly.
R106.1.1
SheetA8.2: Details
25. Detail 2: Please provide specify the required size and vertical spacing of lag bolt
connecting guardrail to deck edge.
26. Detail 5 & 9: Please modify the blocking member in the wall to accept the required
3" minimum embedment for the lag bolts. The 2x member is only an actual 1-1/2"
thick.
27. Details 5 & 9: Please specify the vertical spacing (gage) of the lag bolts.
Sheet S 1.1: Structural Notes
28. Please correct references in Special Inspection Schedule to reflect 2006 IBC.
Sheet S2.1.12: Building #12 Foundation Plan/ Second Floor Framing Plan
29. Design analysis for Beam 6 states a reaction of 8.3 kips. Footing pad "F2" (2'x2')
only supports 6 kips It appears that footing pad F2 will be insufficient at Unit A
and Unit B exterior corners. Please modify accordingly.
30. Please clarify how the lateral loads of the second floor horizontal diaphragm are
being collected at the garage headers into the adjacent exterior shear walls at first
story.
Page 5 of 5
Plan Review Number 1
EECE#: EDM 07-74
Arbor Terace Town Homes Building 12: 2007-1116
Sheet 52.212: Building #12 Third Floor & Roof Framing Plans
31. Please specify the required shear wall along gridline 3 of Roof Framing Plan. SW
type is not currently specified.
Sheet S3.1: Schedules
32. Please correct Shear Wall Schedule reference to read 2006113C (rather than 2003).
Sheet S5.3: Steel Details (and Wood Framing Details)
33. Please remove all details that do not apply to this building. For example, detail 9
describes an exterior deck, which this building does not have. R106.1.1
Sheet S6.1: Steel Details (and Wood Framing Details)
34. Detail 4: Please provide analysis of the beam web, notched to a 4" depth, to
support the design forces and shear reaction.
ENERGY CODE COMMENTS
Sheet A-4.0: Building #12 Sections
35. Please note the maximum U value for the exterior wall shall not only meet R21 but
also have a maximum U value of 0.057. WSEC table 6-1
VENTILATION & INDOOR AIR QUALITY CODE COMMENTS
No Comments at this time.
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 Hoyt Jeter at (360) 874-
0562 between 8:00 a.m. and 5:00 p.m.
Hoyt Jeter, P.E.
President
PERMIT 9
CITY OF EDMONDS
SPECIAL INSPECTION AND TESTING AGREEMENT
PROJECT SITE ADDRESS:.
PROJECT NAME:
DATE:
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 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 SPECIAL INSPECTIONS SEE THE STATEMENT OF
SPECIAL INSPECTION ❑ATTACHED ❑APPROVED PLAN SHEET
o Fabrication (1704.2)
❑ Wood Construction (1704.6)
o Steel Construction (1704.3)
o Soils (1704.7)
❑ Concrete (1704.4)
❑ Bolts installed in Concrete (1704.13)
a Special Moment Resisting Concrete Frames (17€14.4)
o Reinforcing Steel, Prestressing Steel Tendons (1704.4)
❑ Structural Welding( I ' 704-3.1)
❑ High Strength Bolting(1704.33)
o Masonry (1704.5)❑
Reinforced Gypsum Concrete (1704.4)
o Structural Masonry for Seismic Resistance (1708_ i)
o Structural Observation (1709)
❑ Insulating Concrete Fill (1704.4)
o Spray Applied Fire -Resistive Materials (1704.10)
o Piling, Drilled Piers, and Caissons (1704-8, 1704.9)
❑ Shotcrete (1704.4)
o Pier Foundations (1707.5)
o Structural Steel (17072)
❑ Grading, Excavation, Fill, Proof Rollin (1704.7)
❑ Smoke -Control Systems (17014.14)
o Exterior Insulation and Finish Systems (1704.12)
a Designated Seismic Systems (1707.9)
o Mechanical Components (1707.8)
o Cold Formed Steel Framing (1707.4)
❑ Storage Racks (1707.6)
a Architectural Components (1707.7)
o Structural Wood (17073)
❑ Special Cases (1704.13)
o Seismic Isolation System (1707.10)
a
a Mastic, Intumescent Fire Resistant Coati n s (1704-11)
❑
a High Load Diaphragms (1704-6.1)
o
BEFORE A PERMIT CAN BE ISSUED: The owner and contractor and special inspector shall
complete this agreement and the attached Special Inspection Information Farm, including the required
acknowledgements and return to the Building Division for approval prior to permit issuance.
W_1Building\HANDOUT ICODESIFORMSISPECIAL INSPECTION AGREEMENT FORM_doc7107
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
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 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
0 List of all non -conforming items and locations
Report on status of non -conforming items (how each was resolved or unresolved)
0 Field changes authorized by the Architect, Engineer or City Inspector if not included in
non-conformance items.
W:1BuildingMANDOUT 1C0DESIF0RMSISPECIAL INSPECTION AGREEMENT FORM_doc7/07
5. FINAL CONSTRUCTION REPORT
The special inspector or inspection agency shall subunit 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
L 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 requiting 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. 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
I. 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
I. 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-\BuildinglHANDOUT iCODESIFORWSPECIAL 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
(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
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
W_1Bui1dinglHANDOUT ICODES\FORMSISPECIAL INSPECTION AGREEMENT PORM.&C/07