20060620131729.pdfE D City of Edmonds
0
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: June 20, 2006
TO: Ronald D Johnson
1960123" Ave NW
Shoreline, WA 98177
FROM, Jenny Readwin, Plans Exam4q---"
RE: Plan Check # 2006-0661
Project: Antonowitsch SFR
Project Address: 23214 92nd Ave W
During review of the above noted application, it was found that the following information,
corrections, or clarifications are needed. 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.
1) Specify datum point and elevation on the site plan.
2) Complete the enclosed plumbing fixture count worksheet.
3) 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.
4) Show size and location of whole house fan.
5) Show all fixtures (sink, dishwasher, etc.) in the basement wet bar.
6) Specify on the elevation views the grade slope away from the building. If minimum 6" within
10' is not possible or habitable or useable space is below grade, foundation drainage is required -
Provide footing drain detail on foundation sections complying with R405.1 and show required
drain locations on the foundation plan.
7). Per our Single Family Residence Handout B73 a complete soils report is required when the lot
slope exceeds 15%. Per my calculations this lot is 17%. Provide complete soils report (see
attached handout for minimum report requirements). Required special inspections will be
determined once a complete report is submitted.
8) See attached structural comments from city consultant. Respond to each item in writing.
Eagle Eye Consulting Engineers, P.S.
PO Box 523
01alla, WA 98359
hoytjeter@centurytel.net
2538574151
Fax 253 857 5759
To: Marie Harrison
City of Edmonds
WA
Re: Antonowitsch Residence
2321492 nd Ave W
Edmonds WA
Plan Review # 06-232
Main Floor
1627
Lower floor
1438
Total
3065
Garage
522
Total
3587
Patio
216-
Deck
200
Porch
56'
Grand total
4059
Rze-J7A
Date: June 5, 2006
EECE # EDM 06-25
RECEIVED
J U N — b 2.006
BUILDING DEPT.
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 architectural Structural Only 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 3
EECE#: EDM 06-25
ANTONOWITSCH RESIDENCE
STRUCTURAL COMMENTS
Sheet 8 of 10 Main floor framing
1. Due to the different stifffiess of the concrete shear wall and wood shear wall the
code required smallest R factors to be used. The analysis used an R factor of 6.5
which is not correct for the stiffer concrete shear element. The R factor for
concrete shear walls that are used for bearing shall be 4.5. The diaphragin also
must be analysis with the smaller R factor. Resubmit analysis and drawing to
account for this. IBC 167.6.2.2 and IIBC 1617.6.2.3
2. Please provide analysis for the lateral transfer for the deck support. Without having
X bracing, diagonal bracing or knee braces there is no lateral transferred specified.
Please provide analysis to justify deck framing to transfer these loads and detail
accordingly. IIBC 1604.4
3. Please specify the required post to beam connections. All that is stated is 4X6 post
each end. Due to seismic event in the northwest it is important to specify the
required connection on the drawings. IIBC 1603.1
4. Please specify the required hanger noted on the drawings. The drawing state joist
hanger to rim. It was unclear what the required size would be in order to check
capacity. 1BC 106.1.1
Sheet 9 of 10 Roof Framing
5. AOR please provide detail on the drawing for the drag trusses to transfer the lateral
load into the interior shear wall. I was unable to find where this was called out.
EBC 1603,1
6. AOR please provide detail for the connection of the 4XIO beams to the post at the
wall. Nothing is called out at this time. (Porch) EBC 2304.9.7
7. AOR please specify the required post connection of the 6X6 to the glu-lani beams
on the drawings. One place all that is stated is 6X6 each end. A connection is
required to be specified. Please either point out where this is called out or add to
the drawings. 113C 2304.9.7
8. AOR please specify the required connection of the 5-1/8X9 glu-lam, header to the
jamb studs. A positive connection is required to be specified. ( Great Room) EBC
2304.9.7
9. AOR provide calculations for the (2) 2x6 supporting the hip girder truss. ( Garage
area) EBC 1603.1
Page 3 of 3
EECE#: EDM 06-25
ANTONOWTTSCH RESIDENCE
10. AOR please specify the required connection of the 6X8 at the intersection of the
girder truss. (Master bedroom) IBC 2304.9.6
Sheet 10 of 10 Sections
11. Detail 1, 2, 5, and 8. Straight bar embedment will not develop the reinforcing
steel, please note 90 degree hook is required at the vertical bars into the footing.
Please add this to details or justify by analysis not required. R403.1.3
12. Provide calculation for the Joist U hanger to be used nailed through the ply wood
into the continuous rim. The nails are only 1-1/2 long and the published data is
based off the hanger nails being fully nailed into a solid piece of lumber. Unless
specifically called out to use standard I Od standard size the 1 ODX 1 - 1/2 are used.
Having 7/16" plywood this only allows I" embedment. (Note also Simpson does
not publish U28 hangers anymore in there catalog and per the Simpson engineering
department they have discontinue these hangers for awhile and recommend using
another hanger. Simpson phone number 1-800 999-5099)
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
I
PLUMBING FIXTURE COUNT
Number Fixture Type
Water Closet (Toilet)
Sink (Including laundry sink, bar sink, etc.)
Lavatory (Bathroom sink)
Tub/Shower
Dishwasher
Clothes Washer
Hose Bib (Exteror water faucet)
Hot Water Tank
Expansion Tank (for water heater)
Floor Drain
Backflow Protection Device
Pressure Reduction Valve
Grease Trap
Water Service Line
Drinking Fountain
IBidet / Urinal
GAS OUTLETS
AC Unit
Furnace BTU's
Water Heater
Boiler
Dryer
Stove/Range/Oven
Gas Fireplace/Logs/Insert
Outdoor Barbeque
Total Gas Piping Outlets
lAppliance
Location