09-0743 Isaacson #2 SFR-ESLHA.pdf
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 Ave N
Edmonds, WA 98020
Re: Brian and Cindy Isaacson Residence
rd
16007 73 Place West
Edmonds, WA 98026
Plan Review # 2009-0743 EECE # EDM 09-18 (2)
Plan review number 02
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
structural
The scope of this review is for therequirements 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.
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Plan Review Number 02
EECE#: EDM 09-18 (2)
Brian and Cindy Isaacson Residence
2009-0743
STRUCTURAL COMMENTS
General
1.5. The design analysis for the stem wall used a depth to the tension steel of 6.16.
However, the drawings specify 2 clear. Please resubmit an analysis with correct
distance from the extreme compression fiber to the tension reinforcement. ACI 2.1
Sheet S-8 detail 4 states 2 clear but the analysis did not use this. The d shall be
measured to the centroid of the tension steel. Please clarify where in the analysis
this wall was analyzed with the decrease in the d to the reinforcement steel.
2.The design analysis in the response used surcharge forces over the heel to resist
sliding. This is not conservative as per the response. Please resubmit the design
analysis without the live load surcharge load to justify the wall will support the
loads. IBC 1806
Sheet S0 General Notes
3.7. The design analysis used grade 60 for the #4 bars but the general notes state to
use grade 40 for #4 bars. The retaining wall requires grade 60 steel for all
reinforcement bars. Please modify the drawings or the analysis accordingly. It is
not clear, based off the analysis submitted, where the number 4 are required to be
grade 60 and where grade 40 may be used. Clarify where in the submitted analysis
using grade 40 for the number 4 bars for the retaining wall will support the design
loads. All that was noted in the response was this is for temperature reinforcement,
however, the analysis submitted uses grade 60 and not grade 40.
4.The general notes reference the UBC which is not the currently adopted code. For
example, under timber sections it states UBC. Modify all general notes to the
current adopted code.
Sheet S1 Schedules
5.9. Grade beams: Grade beams do not have any shear reinforcement as required
for beam design. Please specify the shear reinforcement on the concrete grade
beam. ACI chapter 11. The response states tie beams do not require shear
reinforcement. Please clarify where, in the adopted code, that shear reinforcement
is not required for these beams.
Sheet S2 foundations Plan
6.12. The design analysis used the dead load and lived load at the center of the
grade beam but the drawings show it at the edge. Please resubmit an analysis to
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Plan Review Number 02
EECE#: EDM 09-18 (2)
Brian and Cindy Isaacson Residence
2009-0743
account for the load being applied at an eccentricity from the centerline of the
grade beam. The response states the 1.6 is not significant. Submit an analysis to
justify this is not significant.
Sheet S-3 Main Floor Framing & Low Roof Framing
7.13. EOR, please specify the required collector elements for shear wall SW5 at the
elevator. The response states see S7, but this does not show the required collector
element to transfer the horizontal diaphragm force into the shear walls. Please add
to the plans, the required collector elements and the attachment to drag the design
force into these highly loaded shear walls.
8.14. EOR, please specify the required collector for shear wall SW5 at the entry.
The
response states see S7, but this does not show the required collector element to
transfer the horizontal diaphragm force into the shear walls. Please add to the
plans, the required collector elements and the attachment to drag the design force
into these highly loaded shear walls.
9.16. EOR, please clarify the mark (7)6 or (3) 6 for the post supporting beams. It is
not clear what posts/columns are required at these locations in order to check. The
response states these are the posts within the wall that is supporting the beams. All
post to beam connections shall be specified. Please add details for the beams that
are supported by these multiple studs, and the required connections.
10.17. EOR, please specify the required floor joist connections. For example, the FJ1
to B13. The response state ISU1.81/11.88 but the beam mark B13 is low and not in
the same plane as the floor joist. This is located near the stairway.
11.18. EOR, please specify the required floor joist connections to the interior wall. It
is not clear what will be used at this location to support the design loads. The
response states see new sections 10/S8 but this detail is not referenced to be used
on this floor. Please add this detail reference to the plans to show the builder where
this shall be used.
12.19. EOR, please provide a detail for the interior shear wall SW4. This is for floor
joists FJ 2 and FJ1. The response states see new sections 10/S8 but this detail is
not referenced to be used on this floor. Please add this detail reference to the plans
to show the builder where this shall be used.
13.20. EOR, please specify the post/number of studs to support the beam mark B13
and low B11. The response states see revised plan. The revised plan states HUCTF
which must be skewed. Per Simpson catalog hanger option matrix the HUCTF can
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Plan Review Number 02
EECE#: EDM 09-18 (2)
Brian and Cindy Isaacson Residence
2009-0743
not be skewed. Please provide analysis and detail of how this member will be
supported. Simpson Hanger Options Matrix
14.22. EOR, it is not clear what is supporting the beam mark B17. Based off the lower
floor there is not any supporting member to support this beam. Note, not all beams
were checked for vertical supporting members, so please verify all beams and
joists for members to support them. Please provide a detail reference at this
location for the support of this member. It is not clear based off the information
provided.
15.24. EOR, please specify the required collector for shear wall SW4 at the 34 length
wall in the garage. The drawings do not specify the required collectors nor the
nailing required for this wall. The response just states see sections on plan sheet S7
for shear wall top connections to rim and blocking. But this will not transfer the
load at this connection for this wall. Please add details at this wall and the plans to
transfer the lateral diaphragm forces into this wall.
Sheet S4 Upper floor Framing Mid Roof Framing
16. 25. EOR, please provide a detail at the column C6 where beams B5(5-1/8X12)
and B8 (6-3/4X16-1/2) intersect this column. The connections specified in the
schedule will not work for this location since the beams are different depth and
different depth. Please modify accordingly. The revised drawings state to use
HUC612. The beam B8 bears on the column. Therefore, the hanger will be end
connected to the face of the glu-lam beam. Submit an analysis for the end nailing
of the hanger to the edge of the beams will support the design loads per NDS.
17.28. EOR, please specify the required connections for the beam mark B13 to B13 at
the stairs. Nothing is specified at this time. The response states the beam may be
dropped. Provide a detail at this location to show these connections.
18.29. EOR, please provide a detail on the drawings for the joist being supported by
the beams. For example, the FJ2 and FJ1 connection to beam mark B8. The
response states see new detail 11/S8. Please reference the detail to the plans to
show where this shall be used.
19.30. EOR, there is not any interior collector elements to drag the diaphragm forces
in the interior shear wall. For example, shear mark SW4. The response states the
rim joist and joist are the collector elements but the drawings do not reflect this.
Please modify the drawings to clearly show the required collector elements and the
connections required.
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Plan Review Number 02
EECE#: EDM 09-18 (2)
Brian and Cindy Isaacson Residence
2009-0743
20.31. EOR, Please provide a detail for the joist framing over the stairs. The code
requires a minimum head clearance of 68. Based off the layout, this appears not
to be able to maintain this head clearance. Please add a detail at this locations.
The response states see architect for stair clearance but the floor plan and
elevations do not reflect this based of the structural drawings. Please add structural
detail to show proper head clearance.
21.At the stair, framing the floor joists are specified as FJ1, but based off the span the
joist connections appears to require FJ2. Please submit an analysis to justify.
22.32. EOR, please provide a detail for the support of the RF1 located at header B11
located at the bedroom area. The roof is sloped but the beam is at floor line.
Please add a detail to support the forces. A detail has not been referenced at this
location to show the required support. The response states supported by B11. Add
a detail at this location to show required vertical support.
Sheet S5 High Roof Framing
23.34. EOR, please clarify where the T# information is specified. For example, T6
noted at the girder truss. The response states hold down schedule but this is being
used at the girder. Provide a detail on the drawings for how this is to be used at this
location.
24.35. EOR, please specify the required collector element for interior shear wall SW2.
IBC 2305.1.2. The interior shear walls do not show any collectors aligned with the
shear wall as noted in the response. Modify the drawings to clearly show the
collector elements and connections to transfer the shear force to these elements.
25.The response specifies the interior shear walls are going to use the roof trusses to
transfer the horizontal diaphragm forces. The trusses used at these locations are
required to be designed for these forces. Currently this force is not specified on the
drawings. Please add to the drawings the required collector force that the interior
roof trusses used at the shear wall shall be designed for. This is required to be
noted on the drawings.
26.36. EOR, please specify the required post under the GT truss and the connections.
IBC 2303.1.6. The response states see revised drawings but the number of
studs/post are not specified as the response implies. Please modify accordingly.
Sheet S7 Sections & Details
27.39. Section 1: EOR please provide an analysis for the ledger connection nailed
only to plywood to resist the design loads. The roof rafters are at 24 O/C but the
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Plan Review Number 02
EECE#: EDM 09-18 (2)
Brian and Cindy Isaacson Residence
2009-0743
wall studs are spaced @ 16 O/C. Based off check analysis this detail will not
support the design loads. Please justify with the analysis and modify detail
accordingly. The response states the nails are to be installed in the studs. Submit an
analysis for withdrawal lateral loads that will be applied to the ledger. Since the
diaphragm is not continuous at this location, out of plans forces will be applied.
Please submit an analysis for this connection to use nails to resist this force.
28.40. Section 8 (Section 7): This detail is on sheet S4. The joists are 2x10 but there
are not any connections specified at the wall. Please specify the required
connections. EOR, please submit an analysis for nails to resist the out of plan
forces induced by the diaphragm.
Sheet S8 Sections & Details
29.41. Sections 8: The design analysis for the typical retaining wall states slab is to
resist sliding but there is not a slab to resist the sliding. Please submit an analysis
for the wall without the slab resisting the sliding forces. The response states the
typical wall does not use the slab but the analysis submitted for this wall shows the
safety factor of 1.5 for sliding is not resisted. Please submit an analysis for the wall
to resist this force. IBC 1806
30.42. Sections 8: EOR please clarify where the surcharge of 50 psf, over the heal,
came from to resist the sliding force. The drawings do not reflect a surcharge. The
response states this is a conservative design. However, the design analysis used this
surcharge to resist sliding and overturning. This is not conservative under this use.
Resubmit an analysis not including this surcharge force. IBC 1806, IBC 1604.2 and
IBC 1604.4
31.43. Section 8: The design analysis used a clearance of 1.5 and not 2 as noted on
the drawings. This is not conservative but less than conservative. Please modify
analysis accordingly. The response states this is ACI standard for 4/S6. This is not
the case. If the analysis used 1.5 clear it is not correct to specify 2 clear. Modify
the drawings either to reflect the analysis of 1.5 or modify detail with supporting
analysis.
32.44. Section 7: EOR, please provide an analysis for the ledger connections shown
on this detail. In addition, are washers required? Please provide an analysis and
modify details accordingly. The response states see general notes for washer. Also,
please clarify what a KB bolt is. There are Hilti kwik bolt II but not KB bolts.
Please modify and submit analysis in order to complete the review.
Additional corrections may be required following receipt of corrections and additional
information as requested.
Page 7 of 7
Plan Review Number 02
EECE#: EDM 09-18 (2)
Brian and Cindy Isaacson Residence
2009-0743
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.
By:
Hoyt Jeter, P.E.
President