1.pdfOV EnA, City of Edmonds
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PLAN REVIEW COMMENTS
BUILDING DIVISION
Fsr. 1S9D (425) 771-0220
DATE: March 1, 2006
TO: Ryan Wright
Ryan_wright@comcast.net
FROM: Jenny Readwin, Plans Examir� +r
RE: Plan Check # 06-038
Project: Wright SFR
Project Address: 1040 Puget Dr.
During review of the above noted application, it was found that the following information,
corrections, or clarifications are needed.
1) Provide top and bottom wall elevations for all proposed rockery.
2) On the site plan label the deck, covered porch and second floor cantilever above the garage.
3) Fireplace in the master suite must be direct vent because it is located in a bedroom. Note on
plans.
4) Provide construction detail for site built shower in the master bedroom.
5) 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 and alternate method per UPC 301.2.
6) Permit application and energy form specified use of radiant heat (in -floor). Specify on the details
how this will be dome (lightweight concrete or hanging inside joists). If lightweight concrete is
used provide calculations to show that the floor joists were designed to take into account the
additional dead load.
7) See attached structural comments from city consultant. Respond to each item in writing.
Please redline plans or submit two (2) sets of revised plans/documents (affected sheets only) with a
written response to each of the above items to a Permit Coordinator.
Eagle Eye Consulting Engineers, P.S.
PO Box 523
OEaffa, WA 98359
hoytjeter@centurytel.net 0 1
253 857 4151
Fax 253 857 5759
To: JoAnne Zulauf
City of Edmonds
Edmonds, WA 98020
Re: Wright Residence
1040 Puget Dr
Edmonds, WA 98020
Plan Review # 06-038 EECE 4 EDM 06-08
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 afthis review is for the Structural -Only
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.
Cellar
404
Main floor
1756
jjpper floor
2755
Total
4915
Garage
1384
Total
6299
Deck above 30"
356 1
Grand total
6655
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 afthis review is for the Structural -Only
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 4
STRUCTURAL COMMENTS
General
1. Seismic design analysis appears to not take into account the dead load of the brick
veneer when calculating the base shear and diaphragm nailing. EOR please justify
how 60 plf for the. exterior wall was determined. IBC 1617.5.1
2. The single stud design has not included any out of plane design loads. The exterior
walls are required to be designed for out of plane loading in combined with the
required vertical loads. Re submit analysis for the single stud carrying vertical
loads from beams with appropriate load combinations. IBC 1605.3.
3. For 3-1/8X9 glu-lam beams the total dead plus live load used was 26.5 PSF for the
design force. How was this determined? Roof minimum design load must be 25
psf.'This leaves a dead load of only 1.5 PSF. This will be exceeded. Re verify the
design loads for this house and resubmit analysis. Not all beams were checked at
this time. So please go through and re -verify your design load criteria. IBC 1605.3
Sheet 2 of 7 Main Floor Plan
4. Please specify the required hanger bracket to use at the 2x8 PT deck joist. Details
just state metal bracket. IBC 2304.9
5. Please specify the lateral bracing at the deck. Detail on sheet 7 just states 1x4
lateral bracing but does not show how this will be placed on the deck framing.
Please add this information to the drawings. To assure lateral loads are properly
transferred.
Sheet 3 of 7 Upper Floor Plan
6. Living Room and Dining room. Please specify the required connection for the glu-
lam beams to glu-lam beam. All that is noted is POSS. CONN. TO BEAM". I was
unable to determine what connection will be used here based off the drawings. IBC
2304.9.6
7. Please specify the required connection of the wood columns to the beams. IBC
2304.9.7
8. Please provide analysis for the three span 5-1/8X10-1/2 Glu -lam beam. Alternate
loading must be considered for worst design case. Also the allowable bending
stress for 24FV4 is not 24 KSI on the top lam. It is 1850 PSI. Please modify
accordingly. NDS table 5A.
Page 3 of 4
9. Provide analysis for a single 2x6 to support the 3-18X9 Glu -lam beam as noted at
the exterior wall. Check analysis shows this will not support the design loads.
(Assume 'h" gap which is typically designed for studs to carry beam in walls. The
maximum allowable vertical load this will carry is 3.125* 1 *650=2 kips. This
appears to exceeds the design force at this location.) Please provide analysis to
justify.
10. Stair Detail: Please provide method for supporting the star stringer.
Sheet 4 of 7 Foundation Plan
11. Please specify the required connection of the post base and the multiple studs that
support the beams. All post are required to be restrained at the base to prevent
lateral movements. (For example the three studs supporting the micro -lam called
out on this sheet.) I was unable to find where this was called out on the drawings.
Please specify these connections on the drawings. IBC 23049.7
12. Please provide connection of the (3) micro lams to the concrete wall and/or provide
detail for the support of these members.
Sheet 5 of 7 Roof Framing Plan
13. Please specify the required connection of the column to the beams. IBC 2304.9.7
14. Please specify the required connection for the glu-lam beams to glu-lam beam at
the ridge. I was amble to determine what this connection will be used for based off
the drawings. IBC 2304.9.6
Sheet 6 of 7 Sections
15. Please specify the required connection for member being hung from the rafters.
Nothing is called out at this time. This should not be left up to the contractor.
Sheet S 1
16. Shearwall schedule: Code specifically states single 3 x members are required at
abutting edges when the ASD shear forces exceed 350PLF. Shearwall schedule
specifies (2) 2X where this force is exceeded. Provide engineering analysis to
justify or modify to match the IBC code. IBC 2306.4.1 Foot note i.
17. Shearwall capacity for Shearwall C and D exceed allowable shear capacity of table
2306.4.1. For example 8d @3" OIC for 3.8 inch plywood and studs at 16" O/C
490PLF f°°�"°'e a's�32* 93 for HF=456PLF and not 512 PLF as stated in Shearwall
schedule. Please provide analysis to justify capacity and modify accordingly. IBC
table 2306.4.1
Page 4 of 4
18. Shearwall schedule: Please note the required Shearwall of the required plywood on
each face. For example Shearwall H capacity must have been based off sheathing
on each side. Please note this in the schedule. IBC table 2306.4.1
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
(253) 857-4151 between 8:00 a.m. and 5:00 p.m.
By:
Hoyt Jeter, P.E.
President