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20080521130353.pdfDATE: May 21, 2008 City of Edmonds PLAN REVIEW COMMENTS BUILDING DIVISION (425) 771-0220 TO: Philip Lovell e-mail: philov@comcast.net FROM: Ann Bullis, Assistant Building Official RE: Plan Check # 2008-0258 Project: Lovell Addition Project Address: 7425 Braemar Drive During review of the plans for the above noted project, it was found that the following information, clarifications or changes are needed. Provide written responses to each comment and where changes can be found on the plans. Please resubmit to Marie Harrison, Permit Coordinator. 1. Revise note on the site plan that the 172"d City right-of-way is vacated. Our Engineering Division has no record of a street vacation being done at this location. The right-of-way is not open along the rear of your property, but still exists. Please revise. 2. Revise handrail height to 34" minimum to 38" maximum above tread nosing (plans show 30"). 3. Energy worksheets submitted show that Option III will be used which is not permitted for R3 occupancies. Since glazing exceeds 15%, the only option is IV. Please revise the worksheets to note the correct option, and plans to note the required glazing U -value of 0.35. 4. Is the new furnace on the second floor gas or electric. Note on plans. 5. The garage is noted as new construction on Sheet Al. Please revise. 6. Special inspection is required for the retrofit anchor bolts and holdowns. Complete the enclosed Special Inspection and Testing Agreement, have the owner, general contractor and WABO Certified Special inspector sign the form and return for City approval prior to permit issuance. See attached additional comments from City Consultant. Provide written responses to each comment and where changes can be found on the plans. CITY OF EDMONDS SPECIAL INSPECTION AND TESTING AGREEMENT The project at 7-1Z,5 _5g6j=� issued under building permit number 1& 1.9. -QZ0 _ 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 way 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:ITEMPIBUILDINGISpeciallnspectionAgieementlBC.doc 7104 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 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. 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 General Contractor City Building Official L:ITEMPIBUILDING1SpeciallnspectionAgreementIBC_doc 7104 Date Date Date A SPECIAL INSPECTION AND TESTING SCHEDULE rRORCr ADDR -55 REINFORCED CONCRETE, GUNITE, GROUT AND MORTAR: Conarete Gunite Groot Mortar Aggregate Tcsts Reinforcing Tests ADZ Lksigtts Reinforcing Placement Batch pians Insncction Cast Tuts PRECASTIPRESTRESSED CONCRETE: Aggtrgate Tests Reinforcinp Tests Tendon Tests Mix Designs Reinforcing Placement insert Ptacemept Conctetc Placement Installation in5cpcci4 Cast SamD1e5 Tuts MASONRY: — special Inspection Sucsses Used — Preliminary Acceptance Tests (Masonry Units. Wall prisms) — Subsegvcnt Tests (Mottax Grout, field Wan Prisms_) — Plaeetnew Inspection of Units ADDITIONAL INSTRUCTIONS OR OTHER TESTS AND INSPECTIONS: �VYV AGENCY a SPECkP L u+sPECTM STRUCTURAL STEELANELDING: —Sample and Test (list specific m=bCn below) — Sbop Material identification — welding Inspection 0 Sbop © Fuld — Ultrasonic Inspection ❑ Sbop El Fiew — Higb-strength Bolting Inspabo © Sbop p Field OA325 0 0 DF D A490 — Metal Deck Welding Inspection � — Reinforcing Steel Welding Inspection _ Metal Stud Welding inspection - conmm Insert welding inspection FIREPROOFING: — Placement Inspection — Density Tests - Thickness Tests — Inspect Batching INSULATING CONCRETE: — Sample and Test — Placement Inspection Unit weights FILL MATERIAL: — Acceptance Tests — Placement Inspection — Field Density STRUCTURAL WOOD: — Shear Wall Nailing Inspection Inspection of Gln -lam Fab - Inspection of Truss Joist 1 3b. — Sample and Test Componrnts 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: Lovell Residence 7425 Braemar Drive Edmonds, WA 98020 Plan Review # 2008-0258 EECE # EDM 08-29(2) Plan review number 02 Structure Stated Area S.F. Existing Main Floor 2220 New Upper Floor 876 Total 3096 Existing Garage 790 Total 3886 The above referenced project is in the process of pian 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 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. ORDINANCE COMMENTS Sheet A-1 Existing Plan 1. 8. Please provide a handrail detail for the new stairs. R311.5.6.2. ok Page 2of5 Plan Review Number 02 EECE#: EDM 08-29(2) Lovell Residence 2008-0258 2. 9. Please clarify the locations of the smoke alarm on this level. One is required on each level. R313.2 item 3. The response states the smoke alarms were originally permitted on the electrical drawing on the 1998 remodel. Please submit this upon response or label the existing locations. 3. 10. Please, clarify how the hot water tank will be vented to the exterior with the new additions. The response state explains how the hot dealer tank sA'rill be vented but this is not shoArn. It is important this be specified on the drawings. Please modify the drawings to show how this will meet the minimum code requirement, Sheet A-2 Second Floor Edition/ South Elevation 4. 14. Please, add guard details for the porch off the upper floor bedrooms to show code compliance. 8312 The response state see A4 but there is not any guard information specified. Please modify accordingly. Sheet 10 of 14 Typical Garage Foundation 5. 17. Crawl space ventilation shall be a maximum of 3' from the corner. R408.2. .See comment for new sheet S3A New Sheet S3A Foundations Plan 6. Submit analysis that the existing and new crawl space vents will meet the 11150 code requirements. All that is note is 8X16 craNNd space vent. It is not clear at the porchhow they minimum ventilation will be m.et. Submit analysis to justify and provide detail for the area where the vents appear to be covered.. 8806 STRUCTURAL COMMENTS General 7. 19. Engineer of Record (EOR), please specify the required anchorage of the truss to the supporting structures. The IBC required the register design professional to specify this. IBC 2303.4.1.6. The response state see engineer letter, which is fine per his response, hart the drou;ings need to reflect the III clip. I was unable to find where this ivas specified on the drawings. 8. 20. AOR, please note on the drawings that the bottom chord for the truss shall be design for alive load of 20 psf. IBC table 1607.1 R301.5 The response state this is not used.fo r storage. however, the code has been modified that state if there is room to have storage base on the clear height the bottom chord shall be designs )r this live load. It not correct to state it is not used fbr storage. It isfine to add Page 3 of 5 Plan Review Number 02 EECE#: EDM 08-29(2) Lovell Residence 2008-0258 cross member to eliminate the storage area as per, footnote i but if there is enough clearance for storage, the trusses must be de.s•igned jbr the storage loads. II3(-.-' 1607. I , footnote i and IRC table R301. 5. f )otnote g. Sheet A-4 North and East Elevations 9. 22. Please clarify on the drawings what is supporting the covered deck framing. It was not clear the vertical support for this area based off the submitted drawings. Please modify showing the post, girders, connections, etc in order to complete the review. The response state to see sheet A5. See comment .for new sheet A5 New Sheet A-5 Architectural Details Stairs and Porch/deck and Railing: 10. Porch elevations: Please specify- the required connection of the 6x6 post at the base and the top to resist the code design loads. There isnot informati.on on how the design loads will be resisted. All that is sboNkm is schematically. Please modify accordingly. 11. Porch elevations: Please specify the required. support connections for the intermediate post. There is a sections crit similar but the 4.x4 post used, does not show how this will be connected to resist the code forces. Please modify accordingly. 12. The infills for the deck guard are required to be design for a force of 50 psf. Based off the force it appears the l" cedar stops appear will not €-esist this force. Submit analysis for the 50-psf force for the infills. Dote this does not act concurrently with other forces. R301.5 footnote f. 13. Please clarify how the intermediate landing for the stair will be supported. Nothing is show on how this will be connected only schematically=. please modify accordingly. Sheet 10 of 14 Typical Garage Foundation 14. 23. There is no information for the attachment of the deck ledger. Please add this information to the drawing. R502.2...'This appears not to be addressed at this. time. The drawings show the deck hanging off the side of the house without any information for the connections of the blocking member to the framing. There is no ,vay to check the connections with out this information specified. Sheet S-1 Floor Framing Plan and Notes Page 4 of 5 Plan Review Number 02 EECE#: EDM 08-29(2) Lovell Residence 2008-0258 15. 24. Please specify the required connection of the floor joist to the supporting beams. The nein revised drawings still just state joist hanger. What is the joist banger that will be used in order to check the capacity? Please specify this oil the drawings. 16.28. Please provide a detail at the new second floor wall bearing on the exiting joist. It is not clear how this will be constructed based off the drawings submitted. The response states .see S-1, S] only specified H vidth .span But the drawings are still not clear how these new joist will be supported Please add interior sections oats on how this will be supported Sheet S-3 Structural Details 17. 31. Please modify the shear wall schedule to clear note single 3X for SW -3. Double 2x are not approved by the code for nails spacing of 2 " 01C. IBC 2306.4.1 footnote e. The engineers has state new shear vv --all schedule shall be used but the old one is still on the revised plan. Please modify wid resubmit the correct sheet. 18.32. Please add to the drawing the required collector elements for the interior shear wall. This is required to collect the horizontal diaphragm forces and drag it into the vertical shear wall. Please modify accordingly. Collector elements are required to transfer the lateral force into the vertical resisting elements. This is required. Please modify accordingly 1.9. 33. EOR, there appear to be no vertical lateral resisting for the cantilever floor system over the existing porch. It is not clear in the analysis how the was accounted for. This is for grid line A in the analysis submitted. Please clarify in the analysis and on the drawings how the horizontal lateral forces will be resisted based off this layout. The response state the cantilevering portions will transfer through the diaphragm.. Submit analysis to justify. All that is noted are the cantilevering portions will not exceed it capacity. analysis is required since this must be added to the horizontal lateral loads and the diaphragm is unblocked. Submit analysis to justify. VENTILATION & INDOOR AIR QUALITY CONTROL COMMENTS General 20. 34. Since more than 500 square feet is being added to this structure, the whole house fan must be updated. Please modify accordingly. WSV&[AQC 101.3.1.1 The response states the original fan has a CFM of 120 and this will be the whole house fan. Please specify the locations of this fan on the drawings and not just stating see original. submitted worksheet. How doe this fan vent needs to be checked and with Page 5 of 5 Plan Review Number 02 EECE#: EDM 08-29(2) Lovell Residence 2008-0258 know the locations there is no way to verify the fan. Please modify the permitted set of drawings to show compliance. ENERGY COMMENTS Sheet A-2 Second Floor Edition/ South Elevation 21. 38. Please specify the Uvalue for the new window being added to this structure. It appears this is not noted on the drawings. This appears not to be addressed at this time. Please modify the drawings 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. ,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. MA Hoyt Jeter, P.E. President