2.pdfCity of Edmonds
26
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: June 26, 2006
TO: Ryan Wright
Ryan_wright@comeast.net
FROM: Jenny Readwin, Plans Examin6v
RE: Plan Check # 06-038
Project: Wright SFR
Project Address: 1040 Puget Dr.
During re -review of the above noted application, it was found that the following information,
corrections, or clarifications are needed.
1) Shown on gradingldrainage plan but needs to be on siteplan as well. Provide top and bottom
wall elevations for all proposed rockery.
2) Siteplan and gradingldrainage plan do not match. All information must be placed on the site
plan. Coordinate. On the site plan label the deck, covered porch and second floor cantilever
above the garage.
3) ok
4) Need to show drain and minimum 2% slope to drain. Provide construction detail for site built
shower in the master bedroom.
5) ok
6) ok
7) See attached additional commentsfrom City's structural consultant. 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
01alla, WA 98359
hoytjeter@centurytel.net
2538574151
Fax 253 857 5759
To: JoAnne Zulauf
City of Edmonds
Edmonds, WA 98020
Re: Wright Residence
1040 Puget Dr
Edmonds, WA 98020
Plan Review # 06-03 8
Second Letter
EECE # EDM 06-08 (2)
Struana"',
A.n�,,4 'S. �. !,%'
Cellar
404
Main floor
1756
Upper floor
2755
Total
4915
Garage
1384
Total
6299
Deck above 30"
356
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 of this 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
EECE EDM06-08 (2)
06-038
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
justijly how 60p�fjbr the exterior wall was determined. IBC 1617.5. 1. The
response for the dead load use is not correct. Wall dead also must include the
insulation, brick dead load, etc. Dead of 6APSF used in the lateral analysis for the
walls is not correct, All dead must be considered when calculating the seismic base
shear. Resubmit lateral analysis to account for all the dead for the seismic design.
2. 2. The single stud design has not included any out ofplane design loads. Ae
exterior walls are required to be designedfor out ofplane loading in combined
with the required vertical loads. Re submit analysisfor the single stud carrying
vertical loadsfrom beams with appropriate load combinations. IBC 1605.3. The
analysis submitted use 1. 15 for repetitive increase for the wall design. This is not
allowed for the allowable compression stress. See NDS table 4.3.1 for the
allowable increase that is allowed for wood and resubmit analysis for the wall
studs. The wall also must be check for the out of plan loading at the brick veneer
locations. The code state that parts of the main structure must be design with Fp.
This must be submitted to justify the bearing and shear wall used for this house
with brick veneer. E3C 1620.2.7
3. 3. For 3-118X9 glu-lam beams the total deadplus live load used was 265 PSFfor
the desig-nforce. How was this determined? Roof minimum design load must be
25 psf. 77iis leaves a dead load of only 1.5 PSF. This will be exceeded Re verify
the design loadsfor 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 New analyses for the member were not submitted with the proper dead and
live loads. Please submit this on response.
Sheet 3 of 7 Upper Floor Plan
4. 7. Please speci)� the required connection of the wood columns to the beams. IBC
2304.9.7 Please specify the required connection of the 5-1/8XI 0- 1/2 GLB in the
bedroom 3 to the interior post. I was unable to determine this from the drawings.
5. 8. Please provide analysisfor the three span 5-118XI 0- 112 Glu-lam beam.
Alternate loading must be consideredfor worst design case. Also the allowable
bending stressfor 24FV4 is not 24 KSI on the top lam. It is 1850 PSI Please
modify accordingly. NDS table 5A. Analysis still required with a allowable bending
stress of 1850 psi and not 2400 psi. A continuous beam would cause the maximum
bending stress at the column and not at mid span. The allowable stress is 1850 and
Page 3 of 4
EECE EDM06-08 (2)
06-038
must be checked. Alternative change call out of glu-lam to be 24-V8 and not 24-
V4.
6. 9. Provide analysisfor a single 2x6 to support the 3-18X9 Glu-Iam beam as noted
at the exterior wall. Check analysis shows this will not support the design loads.
(Assume �Y2 " gap which is typically designedfor studs to carry beam in walls. Yhe
maximum allowable vertical load this will carry is 3.125*1*650=2 kips. Yhis
appears to exceed the design force at this location) Please provide analysis to
justify. Analysis was not submitted for this column. Also at the master suite on
side specify 4 studs and the other state "DBLE" studs. I assume the "DBLE" studs
are a typo and should state 4 studs. Please modify accordingly.
7. Please specify the required column to support the 5-1/8X13-1/2 at the wall. Double
studs appear not work at this location.
Sheet 4 of 7 Foundation Plan
8. 11. Please specify the required connection ofthe post base and the multiple studs
that support the beams. Allpost 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 tofind where this was called out on the
drawings. Please specify these connections on the drawings. IBC 2304.9.7 The
drawing still do not show a positive connection of the post base to the foundations.
This is required to be added to the drawings. Using multiple studs is fine but a
positive connection is required at the base. Toe nailing is not a positive connection.
Submit details for method to support the column at the base to prevent translation
as required per code.
9. 12. Please provide connection o the (3) micro lams to the concrete wall andlor
�f
provide detailfor the support of these members. HWU and WP is for connecting
to wood to wood and concrete is the supporting item. Submit detail for the
attachment at these locations.
Sheet 5 of 7 Roof Framing Plan
10. 13. Please specify the required connection of the column to the beams. IBC
2304.9.7 There still is not a connection shown for the 4X10 beam at the wall.
Please add this to the drawings to assure complete load path.
11. 14. Please specify the required connection for the glu-lam beams to glu-lam beam
at the ridge. I was unable to determine what this connection will be usedfor based
off the drawings. IBC 2304.9.6 Drawing state See sheet 3 but still not all the
required connections are called out. For example the 5-1/8X 13-1/2 does specify
any positive connections. Please add this information to the drawings.
Page 4 of 4
EECE EDM06-08 (2)
06-038
Sheet 6 of 7 Sections
12. Full Section C: Trusses are required to have there top chord braced. Please clarify
what braces the top chord of the truss shown in this section. Either bridging or
continuous sheathed top chords is required. But as detail this will not be done.
Please modify accordingly to assure proper bracing of the manufacture truss. The
truss manufacture typically does not deal with this theyjust state truss to be
completely braced.
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