20080506074426.pdf4 �D City of Edmonds
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PLAN REVIEW COMMENTS
BUILDING DIVISION
BSc. t s9° (425) 771-0220
DATE: May 5, 2008
TO: Ron Steinman, OSHUNROAMER@AOL.com
FROM: Jeannine Graf, Building Official
RE: Plan Check # BLD20080269
Project: Steinman SFR, Project Address: 10506 235th P1 SW
During review of the above application, it was found that the following information, corrections, or
clarifications are needed. Please resubmit two (2) copies of revised sheets and/or documents with a
written response to each of the items below to the Permit Coordinator assigned to your project:
1) Please revise the following information on the site plan.
■ Change street designation from SE to SW
■ A separate permit is required to remove the existing garage
■ What does owner intend to do with the encroaching greenhouse?
■ Clearly indicate all proposed rockeries, retaining walls, etc.
■ Provide top and bottom wall elevations for all proposed walls, if applicable.
■ Label all cantilevered features, covered porches, patios, etc.
■ Indicate the datum point (benchmark) used for height calculations (you may want to choose
a datum point that is physically closer to the site)
2) Note the 2006 edition of codes.
3) On Sheet 8 indicate actual house height/elevation based on height calcs.
4) Provide boiler specifications.
5) Boiler (assume hydronic heating) verify additional dead load for floor joists.
6) Boiler shall be provided with RPBA to separate boiler from domestic water system.
7) Provide combustion air calculations for boiler.
8) Show handrail on interior stairs.
9) Specify all glazing required to be safety glazed.
10) Provide guard detail at second floor hall to room below. Also, guardrails are required to resist
200 psf and the in -fill components must resist 50 psf per Table R301.5. Note on plans.
11) Indicate kitchen 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 a formal alternate design request per UPC 301.2 (additional fee required).
12) Note all wood exposed to weather shall be pressure treated or naturally resistant to decay.
13) Add to typical stair detail handrail, guardrail, headroom etc. complying with R311.5.
14) It appears that there will be a site built showers. Provide shower pan construction detail
including materials, drain, slope, etc.
1 S) Special inspections are required for this project and must be clearly noted on the plans.
Complete the enclosed special inspection agreement (note the form must be signed by the
owner, the general contractor and the special inspector and submit to the City for approval prior
to issuance).
16) 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 a
hoAeter@centurytel.net
360 874 0562
Fax 360 874 0591
To: Marie Harrison
121 5th Ave N
Edmonds, WA 98020
Re: Steirrian Residence
10506 235th P1 SW
Edmonds, WA 98020
Plan Review # 2008-4269 EECE # EDM 08-30
Plan review number 01
Structure
Area S.F.
First floor
2208
Second floor
919
Total
31.27
Garage
1106
Total
4233
Covered Porches
216
Grand total
4449
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 pians 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
requirements of this project.
The project was reviewed under guidelines and regulations for residential facilities of
the State of Washington B=uilding Coale
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 6
Pian Review Number 1
EECE#: EDM 08-30
Steiman Residence
2005-0269
ORDINANCE COMMENTS
Sheet 2 Energy & Code Notes
1. Please update your general notes to the state adopted code. The 2003 international
codes are the old code and the 2006 internationals codes are required to be used.
Please modify the drawings accordingly and resubmit.
Sheet 3 Foundation Plan
2. Please provide a detail at the crawl space vents shown. It appears a vent well will
be used. Please modify accordingly.
Sheet 4 Main Floor Plan
3. Please specify the required light activation at the top and bottom of the stairs, per
R303.6.1.
4. Please specify that all the penetrations through the garage to house separation wall
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. 8.309.1.2
5. Please note the window next to the entry door shall be safety glazed. 8308.4
6. Please specify a smoke alarm giving access to the Master bedroom and guest room.
R313.
7. PIease note the windows next to eh entry door shall be safety glazed. R308.4
8. Please modify the floor plan note for the water resistant to state 72 inches and not
70 inches. 8307.2
Sheet 5 Upper Floor Framing/ Lower Roof Framing Plan
9. Please clarify the required roof ventilation for the low roof on the drawings.
Nothing is specified at this time.
10. Please update the detail to the adopted code. The 2003 is not the adopted code.
Sheet 6 Upper Floor Plan
11. It does not appear the window in the bedroom 2 will meet the minimum egress
requirements. Please maodify accordingly. R310.1
Page 3 of 6
Plan Review Dumber 1
EECE#: EDM 08-30
Steiman Residence
2008-0269
Sheet 7 Roof Framing Plan
12. AOR, please note on the drawing that the bottom chord for the truss shall be design
for a live load of 20 psf. IBC table 1607.1 R341.5
Sheet 10 Building Sections
13. Please provide guard detail for the loft overlooking the hall. R312
STRUCTURAL COMMENTS
General
14. Please provide a key plan for the beam design. It is not clear which beam is where
in order to complete the review. With 1-112 light weight concrete used it is import
to see which beamm is to be used where. Please submit this upon the response.
15. EOR, please clarify how the 129 psf wind pressure was determined. With a 4112
roof slope (20 degrees) the wind pressure should be 159 and not 129 as used in
the design for zone A. Please modify accordingly. ASCE 7-05 method 1. (12.9 is
for 7 to 12 (30 to 45) (See sheet 7 for roof slopes specified)
Sheet 1 Cover Sheet
16. Please modify the live load required to be used for the bottom chord of the trusses
shall be 20 psf. The drawings note 5 psf. IBC table 1607.1
Sheet 2 Energy & Code Notes
17. Please clarify which roof will be used for this structure. There is a note that file
may be used. However, file dead load was not used in the design of this structure.
Please modify accordingly.
Sheet 3 Foundation Plan
18. Please specify the required positive connections as rooted under the foundations
notes. It was not clear what would be used in order to meet this requirement. .
Sheet 5 Upper Floor Framing! Lower Roof Framing Plan
19. Please specify the required hanger to use to support the Til connection to the 5-
118X 18 and the 5 -1 /8X 15. Nothing is noted at this time.
Page 4 of 6
Plan Review Number i
EECE#: EDM 08-30
Steiman Residence
2008-0269
20. Please specify the required hanger for the glu-lam. beam (5-11$X1$) being support
by the 5-1/8X21 supporting the bonus room.
21. Pleas specify the required connections of the 5-1/8X15 connecting to the 5-
1/8X13-1/2.
22. Please provide a detail for the support of the 6X12 that is framing into 5--1/8X15.
@ bedroom 2.
23. Please specify the required connection of the stair stringer to the 4x10 beam.
24. Please specify the required connections of the 5-118X9 to the exterior wall next to
the 4x10 header beam. (this is at the kitchen window)
25. Please provide a detail at the intersections of the 5-1/8X15 and 7-11-718 PSL at the
corner of the kitchen and dining room.
Sheet 7 Roof Framing Plan
26. Please modify the lateral design for the roof slope specified on the drawings.
There is 4:12 slope roof and the wind pressure is higher then what was used in the
design. Please modify accordingly. ASCE figure 6-2
Sheet 10 Building Sections
27. Please provide detail and analysis for the guardrail shown. This is required to resist
a 200 pound point load applied at the top. Please submit this and provide detail for
this connection.
Sheet S1 Lateral Engineering Details
28. Shear wall schedule: Please add footnote 2 to be used for shear wall nark P2-3.
This also applies for this shear wall.
29. Detail 5: Please modify the plate washer to the adopted code at this time. The
washer shall be 3x3X.229. IBC 2305.3.11
30. Detail 9 and 11: Toe nailing is not approved to transfer more then 150 pll This
detail is being used where this will be exceeded. Please modify the detail in order
to transfer the code prescribe forces. IBC 2305.1.4
Sheet S2 Lateral Engineering Details
Page 5 of 6
Plan Review Number 1
EECE#: EDM 08-30
Steiman Residence
2008-0269
31. Detail 12. This detail appear to be used where the lateral shear forces will exceed
150 plf Toe nailing can not be used to transfer this foree. Please modify
accordingly. IBC 2305.1.4
VENTILATION & INDOOR AIR QUA.LHTY CONTROL COMMENTS
General
32. The ventilations residential compliance form is for the old ventilations code. Please
modify accordingly.
33. Please note the location of the whole house fan on the drawings. I was unable to
find where this was called out.
Sheet 4 Main Floor Plan
34. Please specify the required CFM for the whole house fan. I was unable to find
where this was specified on the drawings.
ENERGY COMMENTS
General
35. Please resubmit the correct 2006 energy form. The one submitted is per the older
energy code. For example, the U values shall not exceed .35 for the vertical glazing
but the form submitted state this may be .4. Please modify accordingly.
Sheet 2 Energy & Code Notes
36. Please update the energy note to the adopted state energy code at this time.
Sheet 4 Main Floor Plan
37. Please update the energy note to the state adopted energy code. For example the U
shall not exceed 0.35 and the drawings specified U=0.4. This was the old adopted
energy code. Please modify accordingly.
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.
Page 6 of 6
Plan Review Dumber f
EECE#: EDM 08-30
Steiman Residence
2008-0269
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#2,00e=�>u9 DATE:
PROJECT SITE ADDRESS: 105706 2 ?-5- 1�- --s�
PROJECT NAME: S-kG✓M09i✓ S/5i _
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 testinglinspection
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
❑ Fabrication (17042)
❑ Wood Construction (1704.6)
❑ Steel Construction (1704.3)
Soils (1704.7)
o Concrete (1704.4)
❑ Bolts installed in Concrete (1704.13)
a Special Moment Resisting Concrete Frames (1704.4)
u Reinforcing Steel, Prestressing Steel Tendons (1704.4)
Li Structural Welding (1704.3.1)
❑ High Strength Bolting (1704.3.3)
❑ Masonry (1704.5)
o Reinforced Gypsum Concrete (1704.4)
o Structural Masonry for Seismic Resistance (1708.1)
❑ Structural Observation (1709)
❑ Insul ting Concrete Fill (1704.4)
❑ Spray Applied Fire -Resistive Materials (1704.10)
n Pilin , Drilled Piers, and Caissons (1704.8, 1704.9)
o Shotcrete (1704.4)
o Pier Foundations (1707.5)
❑ Structural Steel (17072)
Gradin , Excavation, FiIt, Proof Rollin (1704.7)
o Smoke -Control Systems (1704.14)
❑ Exterior Insulation and Finish Systems (1704.12)
u Designated Seismic Systems (1707.9)
❑ Mechanical Components (1707.8)
❑ Cold Formed Steel Framing (1707.4)
❑ Storage Racks (1707.6)
o Architectural Components (1707.7)
o Structural Wood (17073)
❑ Special Cases (1704.13)
❑ Seismic Isolation System (1707.10)
❑
❑ Mastic, Intumescent Fire Resistant coatings (1704.11)
❑
a High Load Diaphragms (1704-6- 1)
❑
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_1BuildinglHAND011T ICODESIFORMSISPECIAL INSPECTION AGREEMENT FORM_doc7/07
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
• 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 1C0DESIF0RMSISPECIAL INSPECTION AGREEMENT FORM.doc7f07
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 be 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 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 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_\BuildinglHANDOUT 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 Date
General Contractor Company/Owner name
Signature
Special Inspector/Agency name
Signature
Architect/Eugineer of Record name
Signature
(please print or type)
Date
(please print or type)
(please print or type)
Return the original signed agreement to the Building Division
City of Edmonds Building Division
1215"' Avenue North, City Hall Second Floor
Edmonds, WA 98020
Date
Date
ACCEPTED BY CITY OF EDMONDS BUILDING DIVISION:
City Official Signature Date
Title:
W_1BuildinglHANDOUT ICODESIFORMSISPECIAL INSPECTION AGREEMENT FORM_doe7/07