Loading...
20060703130355.pdfE D DATE: June 2, 2006 City of Edmonds PLAN REVIEW COMMENTS BUILDING DIVISION (425) 771-0220 TO: Art Varela 1961988 th Ave W Edmonds, WA 98026 FROM: Jenny Readwin, Plans Examine-Na/ L"T RE: Plan Check 9 06-212 Project: Varela SFR Project Address: 9313 190' St SW 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. '111'�" omplete the enclosed page from the Energy handout. This page was left blank. 2) Show how island sink will be vented through the roof or with a loop vent as permitted by U`PC 909.0.Air admittance valves are not permitted unless first approved by the Building Official under and alternate method per UPC 301.2. 3) 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 hoyqeter@centurytel- net 2538574151 Fax 253 857 5759 To: Theresa Umbaugh City of Edmonds Edmonds, WA 98020 Re: Varella Residence Date: May 24,2006 XXXX 190'h ST SW Edmonds, WA 98020 Plan Review ff 06-212 EECE 9 EDM 06-23 Structure Area S.F. Main Floor 2028 Ppper Floor 1843 Total 3871 Garage 660 Total 4531 Entry Porch less than 30 above grade 544 Laundry Room Porch less than 30 inches above grade 90 Dining Room Deck Above 30" above grade 277 Master Room Deck Above 30" above grade 90 Deck over Garage Above RO" above Grade 710 �--rand total 6242 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 isfor the Structural onty requirements of this project. Page 2 of 4 EECE# EDM 06-23 Varella Residence 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. STRUCTURAL COMMENTS General 1. The design analysis for the wood shear walls does not meet the minimum required code ratio per table 23 05.3.3 ( for example the P 1-4 at the living room and the P 1 -6 at the master bedroom). The code requires the shear force to be modified accordingly and the analysis has not done that- Please resubmit analysis to account for shear wall aspect ratios as required per code. IBC 2305.3.5 2. Please provide a detail for the construction of the new rockery wall as specified on the site plan for this house. The wall is called out to be 3 feet high retaining wall. IBC 1806 Sheet A3 FOUNDATION PLAN: 3. Please specify the required post to use to the covered porch on the drawings. This should also specify the post connection at the top to the beam and the bottom to the footing. Currently the drawings just state post with giving the required size or connections- 4. Please specify the required post and connection for the 6XIO PT wood beams to the wall at the covered porch. 5. Please specify the required post at the garage panels. This is supporting glu-lam beam above. Also per check analysis the footing specified as edge of slab will not support the design loads. Please specify the required footing under this post at this location. The force required to be resisted is 8 kips per analysis. 6. Please specify the required connection of the 6XIO beams at the garage. Nothing is shown at this time on the drawings. Sheet A4 MAIN FLOOR PLAN: 7. Provide analysis for the continuous 3-1/8 X 12 at the garage. Based off the drawing it is not clear if the glu lam will be a V8 or V4 rating typical in the northwest. Glu- lain are fabricated beams and the top lam will have different allowable stress then the bottom lam unless the beam is clearly labeled to have the same allowable stress on the top and bottom lam. Design used in the analysis allowable bending stress of 2400 psi and the tension face will have an allowable bending stress on the Page 3 of 4 EECE# EDM 06-23 Varella Residence compression zone. (top of the beam) is 1850 psi. Modify analysis accordingly. NDS Table 5A 8. Please specify the required post size for the GB-1 beams including the required post connections. 9. Please specify the required connection of the B-7 bearn to the B-8 beams on the drawings. There are other locations where the beam to beam connections are not specified. This is required to be called out on the drawings. IBC 2304.9.6 R502.9 10. Please specify the required connection of the PB3 beam to the structures. Nothing I is called out at this time, IBC 2304.9.6 R502.9 11. Please specify the required connection of the B- 14 glu-lam beam to the structure. The joists are I 1- 1 A deep while the beam is 12" deep. A detail is required to show how this is going to be positively connected to the structure. IBC 2304.9.6 R502.9 12. Please specify the required connections of the floor joist to the glu-lam beam mark B3. IBC 2304.9.6 R502.9 Sheet A5 UPPER FLOOR PLAN: 13. Please provide a detail on the drawing for the 36" railing shown at the stairs. This is required to be guard rail and resist a horizontal force of 200 pounds applied in any direction. IBC 1607.7. 1.1 14. Please provide a detail for the guardrail for the area that is stated open to below. There is a curved railing required as shown. Please add detail at this location to show how this is to be framed. IBC 1607.7. 1. 1 15. Please provide detail for the framing of the deck. I was unable to determine how this was going to be built based off the drawing submitted. Please add this information to the drawings or clarify where this information is specified. IBC 1604.8.3 and IBC table 1607.1 16. Please clarify the framing requirement for the deck above the garage. There is 2' shown with out any supporting fi-aming member at bedroom 4 wall. Please clarify the support of the roof deck at this location. Sheet A6 ROOF FRAMING PLAN: 17. Please show a collector element on the roof framing plan to drag the loads into the shear walls at the sitting room and master bathroom. A detail is required to show how the loads will transfer into these walls. A truss shall be placed in line with these wall in order to drag the required seismic and wind diaphragm forces. Also Page 4 of 4 EECE# EDM 06-23 Varella Residence please clearly specify the required force this truss shall be designed for by the truss manufacturer on the drawings. Trusses are designed typically for just the vertical loads and not for drag/collector elements. This is required to be clearly noted on the drawings. IBC 1604.4 IBC 106. 1 -1 (Note the other side does specify a girder truss) Sheet G-1 TYPICAL WALL SECTIONS: 18. Typical Wall Section: Code requires a 90 degree hook for the wall vertical steel into the footing. The footing is not deep enough for straight bar development. Modify detail to specify 90 degree hook. R403.1.3 19. Typical Wall Section: Please specify the required connections of the 2x4 gusset plates on the drawing for the post to beam connections. IBC 2304.9.7 and R407.3 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 ............. ... ...... ...... .. . . ...... 'APOR BARRIERS shall be installed toward the warm surface as represented below (select one): Floors: Kraft Faced Unfaced insulation with Plywood Sheathing batt insulation polyethylene (4 rnil) (Exposure I or exterior grad Walls: Face stapled Unfaced insulation with batt insulation polyethylene (4 nid) Vapor Retarding Paint E] Ceilings*: Face stapled Unfaced insulation with batt insulation F1 polyethylene (4 mil ) Vapor Retarding Paint Ej *NOTE: Vapor Barrier not required where ventilation space averages 12" or greater above the insulation SLAB INSULATION shall be R- 10 minimum and be located on the: Extertor Interior El 0 SLAB INSULATION EXAMPLES NOT CONSTRUCTION DETAILS Floating Stab with Interior Insulation Floating Slab with Exterior Insulation FlashingtProtection Silicone Caulk Sea] Silicone Caulk Seal 4" Concrete Slab / 4�'Concrete Slab 1 7;7� Thermal Break mil poly Gravel Base R-10 Insulation 24'minirnum or to frosdine L11y=-- =ji111=11M—H111=" 6 rnif Mly 11110 011IRM1111 11111 rfrm rjjj�i� - ----------- R-10 Insulation 11115 N rl F11 I I 24!'ffinimum or to frostfine Floating Slab on Grade w/luterior Slab Insulation Below Grade Wall with Interior Insulation Silicone Caulk Seal Thermal Break ,/ 4" Concrete Slab 6 mil poly R-10 Insulation 24" minimum LATEWBUi[LDINQHANDOUT (CODES\ENERGY 1326-DOC Last Date Revised: 3/112006 Silicone Caulk Seal Damp Proofing EE HEATED ........... BASEMENT -E—�l Fil 1 151 11 4- Concrete Slab . . . . . . . . . . - ---------------- - - - - - - - - - - .... ..... .......... ....... --- ===IM] ... ......... I 1111f 1111111-11 --- ---- ----- All 2111 -11,61111 Jill- - �]"' 'K, . . . . . . . . . . . . . . 6 mill poly L LLIJ Thermal Break