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20080520152652.pdfCity of Edmonds PLAN REVIEW COMMENTS BUILDING DIVISION (425) 771-0220 DATE: May 20, 2008 TO: Dick Geigle Geigle Designs 14106 55' Ave W Edmonds, WA 98026 FROM: Ann Bullis, Assistant Building Official RE: Plan Check # BLD20080306 Project: Huebner SFR Project Address: 15723 70th Avenue West During review of the above noted application, it was found that the following information, corrections, or clarifications are needed. Please resubmit revised plans and/or documents with a written response to each of the items below to the Permit Coordinator assigned to your project: 1) The site plan is very difficult to read. Please remove the grading/rockery/cut fill information and submit as a separate grading plan (scaled 1' = 20'). Indicate the elevations of each of the four corners of the lot. Also, indicate the floor area of the playhouse and covered porches. Clarify if the playhouse extends to the rear property line as it appears show on the site plan. 2) Please provide a copy of the recorded access easement for the shared driveway. 3) Note the top and bottom elevations for the rockeries on the site and grading plans. 4) Are the existing railroad ties associated with this lot? If so clearly indicate the extent of the existing ties as they appear to be within City right-of-way. Also, will the ties be altered for the driveway? 5) Indicate the required stair illumination. 6) Provide typical deck guard detail. The top of the guard must resist 200 psf in any direction, and the in -fill components must resist 50 psf per Table R301.5. Note on plans. 7) Provide typical exterior stair detail, and show deck stairs on site pian. 8) 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 a formal alternate design request per UPC 301.2 (additional fee required). 9) Provide sewer pump manufacturer's information and installation instructions. Provide a detail of the sewer pump basin, depth below grade in relation to adjacent footing, and note the slope of waste piping. 10) Note all wood exposed to weather shall be pressure treated or naturally resistant to decay. 11) Provide footing drain detail on foundation sections complying with R405.1 and the soils report and show required drain locations on the foundation plan. Include drain rock wrapped in filter fabric. 12) Special inspections are required by the Geotechnical Engineer of Record as follows: a) Excavation, grading and site preparation b) Placement of fill and compaction c) Soil bearing verification d) Foundation drainage installation Complete the enclosed Special Inspection and Testing Agreement. Have the owner, general contractor and special inspector sign the form and return for City approval prior to permit issuance. 13) Energy/ventilation worksheets show the whole house fan to be located in the unfinished basement. Relocate to either the 1St or 2"a floors with habitable space. Show location of the whole house fan and cfin on the floor plans. 14) The City consultant obtained differed floor areas than are noted on the plans. Please verify floor areas. Also, note the floor areas of each deck and covered porch. 15) See attached structural comments from city consultant. Respond to each item in writing. Resubmit structural calculations for all proposed soldier pile and debris walls and clearly note on the foundation plans which walls are debris walls. Note S 1 calls out 2003 the City has adopted the 2006 I Codes plans shall be updated to current code. Page 2 of 2 CITY OF EDMONDS SPECIAL INSPECTION AND TESTING AGREEMENT The project at U , issued under building permit number --Q 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. Dudes_ 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 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:ITEMPIBUILDING1SpecialInspectionAgreementlBC_doc 7/04 hislher 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 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 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. Ilis/Iler 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 Special Inspector General Contractor City Building Official L:1'EMPIBUILDTNG1SpeciallnspectionAgieementlBGdoc 7/04 Date Date Date Date SPECIAL INSPECTION AND TESTING SCHEDULE PROLCMAMEBtranndG PEPI lff wa PROJECT ADDRESS REINFORCED CONCRETE, GUNITE, GROUT AND MORTAR: Concr"t Gunite Groat Mortar Aggregate Tests Reinfoming Tests Mem Designs Reinforcing Placement Bitch Plant Inspection Inspect Placin_e Cast Samples Pick-up Samples Compression' Tests PRECAnIPRESTRESSED CONCRETE: r..o r,a.-stns rrt-,nu Aggregate Tests Reinforcing Tests Tendon Tests Mix Desims Reinforcing Placement Insm Placement Conoco Placement Installation Inseperi, Cast Samvles Tests MASONRY — Special Inspection Stresses Used — Preliminary Acceptance Tests (Masonry Units. Wail Prisms) Subsequent Tens (Mortar_ Grout. Feld Wall Prisrns) — PL%Tmtnt Inspection of Units AGENCY a SPECIAL AVSPECfM STRUCTURAL. STEEL/WELDING: — Sample and Test (list specific members below) — Shop Material identification Wckhng lnsPee — Q Shop Q Field Ultrasonic Irtspoctiou Q Sbop QFrcld )Iigb-strength Bolting ksP--!i— Q Shop Q Field Q Aszs QAagp © ©X QF Metal Deck Welding inspection -- Reinforcing Stell Welding Inspection { — Mesal Stud Welding inspection Concrete Insert Welding Inspection FIREPROOFING: — Placernew Inspection — Density Tests — Thiclmesa Tests — Inspect Batching INSULATING CONCRETE: Sample and Test Placement Inspection — Unit Weights FILL MATERIAL: Acceptance Tests Placement Inspection Field Density STRUCTURAL WOOD_ .-., Shear Wall Mailing Inspection Inspection of Glu -Jam Fab. — Inspection of Truss Joist Fab. ADDITIONAL INSTRUCTIONS OR OTHER TESTS -- Sample and Test Components AND INSPECTIONS: a ® 451110 i O mra -im"iW-V a ,. Eagle Eye Consulting Engineers, P.S. PO Box 523 Olalla, WA 98359 1 �" ! hoytjeter@centurytel.net14 360 874 0562 v Fax 360 874 0591 To: Theresa Umbaugh 1215' Ave N Edmonds, WA 98020 Re: Huebner Residence 15719 70" Ave W Edmonds, WA 98020 Plan Review # 2008-0306 EECE # EDM 08-39 Plan review number 01 Structure Area S.F. Basement 1477 First floor 1477 Second floor 2005 Total 4959 Garage 713 Total 5572 Deck first floor 853 rand total 6525 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 Plan Review Number 01. EECE4: EDM 09-39 Huebner Residence 2008-0306 - -.0 MIX i M61 30-9 General 1. Engineer of Record (EOR), the story heights used in the analysis appear to be less then what is specified on the drawings. For example, sheet A4 has the heights shown of 10' but the analysis used a height of 9 feet. Please modify accordingly or clarify why a smaller heights was used for the lateral design. 2. EOR the analysis is using concrete shear walls to resist the lateral forces. The seismic response factor for ordinary reinforce concrete shear wails is 4 not 6.5 as assumed for this line of resistance. One reason for the different seismic response factors is due to the relative stiffness of the resisting elements. Please modify the analysis accordingly with the lower seismic response e factor or justify how 6.5 maybe used for the floor supported by concrete shear walls. ASCE 12.2.3 Sheet A-1 Foundation Plan and Lower Floor Plan 3. EOR, pleas specify the length of the SW -3 shear wall at the Unfinished basement. The hold down is not specified at the end of the wall and the length is required to assure the lateral forces will be resisted. 4. Please clarify where the structural details are the footing noted in the garage. All that is state is for footing on this wall see structural details. Please clarify where these are drawn. S. Please clarify on the drawings the location of the garage slab. It is not clear based off the drawings. Is the garage at the elevations of the basement slab or at the first floor? It appears the slab will be at the first floor. However, there was not any design for a surcharge load do to the garage slab at the elevation of the first floor. Please submit design for the concrete wall to resist this load and modify the drawings to clearly show which level the garage shall be placed. Sheet A-2 Floor Framing. Plan. Main Floor & Deck Framing Plan 6. Please modify the joist hanger that is specified to support the treated deck joist. U hangers are not approved to use for treated lumber. See Simpson catalog corrosion protections hanger that can be used. Simpson Catalog C-2008 7. Please submit analysis for the 2x12 -deck joist @ 16" OIC to support the design loads. Sheet A-4 Floor Framing Plan Upper Floor & Stair Section Page 3 of S Plan Review Number 01 EECE#: EDM 08-39 Huebner Residence 2008-0306 8. Please specify the required hanger to support the design loads. I was unable to find where the joist hangers were specified. 9. Please specify the required connections of the stair stringer to the supporting member. It is not clear what would be used in order to check the capacity. Sheet A -S Floor Plan Upper Floor 10. Please provide guard rails detail to resist the code prescribe forces. There is an opening below hallway and guards are required. Please add this time drawings including analysis to resist the code forces. 11. Shear wall along bedroom 3 does not meet the minimum height to width requirements. The design analysis appears not to use the 2' wall nor has the drawings deal with the perforate shear wall design to transfer the force around the opening to use the whole length of 11'. Please submit analysis to justify the shear wall at bedroom # 3. Sheet A-8 Roof Framing Plan 12. Please specify the required connection of the 6-3/4 X 19-112 to the supporting post at the ridge line. It is not clear how this will be connected. 13. Please clarify on the drawings how the Valley beam 5-118X10-112 beam is being supported. This is framing into the glu-lam beam and the hanger must be skewed and sloped. Not all bangers can be skewed and the values published in the table must be reduced. Please modify accordingly. Sheet A-9 Construction Details 14. Detail 1 and 2: Please specify the required connection of the 2x4 nailer to the main structures. Nothing is specified at this time. IS. Detail I and 2: PIease specify the connections of the 2x4 to the roof rafter. Nothing is called out at this time. 16. Section 3: Please specify the required connection of the roof joist to the ridge beam. Nothing is specified at this time. Sheet A-10 Construction Details 17. Detail 4: Please specify the required reinforcement in the garage footing. Page 4 of 5 Plan Review Number 01 EECE#: EDM 08-39 Huebner Residence 2008-0306 1.8. Please specify the required connection of the roof joist to the supporting beam. Noting is specified at this time to transfer the code forces. Please modify accordingly. 19. Detail 3, 6 & 9: Please specify the required connections of the ceiling joist tot eh roof rafters. Sheet A-11 Construction Details 20. Please specify the required connection of the roof rafters on the drawings. For example detail 3. Nothing is specified at this time. Sheet A- I Xonstruction Details and Nailing Schedule 21. Detail 4: Please specify the spacing of the 4x4 post in order to check the capacity of the connections of the guardrail. Sheet A2 does not specify this. 22. Detail 3: The drawings do not show any member to be -used for the 1/s" Lag screws to bolt into it. There is a ledger but what is in the wall framing to be bolted to? Please modify the drawings accordingly to show what will be there in order to check the connections. 23. Detail 3: Please submit analysis for the `/z lag in one row @ 6"O/C to support the design loads. Based off the span of the joist on sheet A2 it appears per check analysis the bolt will not resist the design loads. Submit analysis to justify. 24. Detail 6: Please specify the required vertical reinforcement on the drawing for the stem wall. Sheet A-13 Structural Details 25. Shear wall Schedule: Please modify shear wall 4 notes to clearly note single 3X member and for the nails to be staggered. (2) 2x are not approved for nails spacing of 2" O/C. IBC table 2306.4.1 footnote I. 26. Detail 6: Please modify the placement of the steel to match the analysis. The d to the steel shall be 6" but with a 2" clear, the d would be 5.68. Please modify accordingly. 27. Detail 5: Please modify the detail to match the analysis. The detail state 2" clear but the d used for the tension steel was 6".1f the 2" clear is used then the d will be 5.75 and not 6" Page 5 of 5 Plan Review Number 01 EECE#: EDM 08-39 Huebner Residence 2008-0306 28. Detail 6: EOR please submit analysis for the 4" slab to resist the lateral sliding force of 2.4 kips/foot as per the analysis. 29. EOR, please clarify how the Ss and the S1 was determined. Based off the zip code of this project and the USGS web site these values do not match and are not conservative. Please modify accordingly. ASCE 11.4 Sheet A-14 Construction Details 30. Detail 2: Please specify the reinforcement for the stern wall. Nothing is specified at this time nor is there a reference to another detail where this information is specified. 31. Detail 6: Please specify the required connection of the slope roof joist to the glu lam beam. This is very important to brace the compression zone of the beam. Please add this information to the drawings. 32. Detail 3: The U hanger isnot approved to be used in contact with treated lumber. Please modify accordingly. The new pressure treated lumber has been shown to be very corrosive, with some of the treatments being 5times more corrosive than others. Hot dipped galvanizing may not provide adequate protection for some of the treatments being used. R319.3 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 Hoyt .leter at (360) 874- 0562 between 8:00 am. and 5:00 p.m. By:� Hoyt 3eter, P.E. President