20060705145254.pdfED
M D
DATE: July 5, 2006
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
TO: Mike and Sabina Norton
sabina nortonQmcld-nsgy.com
mike.nortion@ssmarine.com
FROM: Jenny Readwin, Plans Examidler/
RE: Plan Check # 2006-0682
Project: Norton SFR
Project Address: 812 Cary R-
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 items below to a Permit Coordinator.
1) 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 3 01.2.
2) Specify on the floor plans which 100 cfm exhaust fan will be the whole house fan on a 24-hr timer.
3) Sheet A2.1 note says deck and stairs to be built by owner and covered under separate permit and site
plan says proposed deck. Provide complete construction plans or delete from site plan.
4) Site plan says see A2.2 for concrete patio and deck dimensions and nothing is shown on this sheet.
Accurate dimensions should be shown on the site plan as well as the plans for all proposed patios and
decks.
5) Label proposed covered porch around the SE comer of the house and concrete stairs. Also note, if there
are 4 or more risers a complying handrail is required.
6) Specify openable area for bedroom egress windows AA including sill height to verify that it meets the
minimum egress requirements of R3 10.
7) Engineer of Record to provide calculations for masonry fireplace construction including loads from
floor and roofJoist ledgers (detail 2/A5.2). Also, specify required ledger and attachment.
8) Provide manufactures specifications for Master Bedroom door 114B (egress) to verify that it is openable
from the inside without the use of a key or special knowledge or effort (R311.4.4)
9) Engineer of Record to clarify note 13 (special inspections) on sheet S 1. 1 and cross off any that are not
applicable to this project. Special inspection agreement form will be required once applicable special
inspections are determined by EOR.
10) As previously discussed, because there is a wetland and stream located on this property a complete soils
report complying with chapter 4 of the International Residential Code is required (see attached for
minimum report requirements). Special inspections will be determined once soils report is required.
11) See attached copy of email from Ann Bullis, Assistant Building Official. One of the three methods for
determining the base flood elevation must be selected and all applicable inforination must be noted on
plans with all supporting documentation as specified in her email.
12) See attached structural comments from city consultant. Respond to each item in writing.
Eagle Eye Consulting Engineers, P.S.
PO Box 523
01al[a, WA 98359
hoytjeter@centurytel.net
2538574151
Fax 253 857 5759
To: JoAnne Zulauf
City of Edmonds
Edmonds, WA 98020
Re:Norton Residence
806 Cary Rd
Edmonds, WA 98020
Plan Review # 06-258
Structure
Stated Area
S.F.
Main Floor
3100
Total
3100
Parage
NA
IGrand total
3100
Date: June 16, 2006
EECE # EDM 06-29
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 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.
STRUCTURAL COMMENTS
Sheet S 1. 1 GENERAL STRUCTURAL NOTES:
1. By definition, the roof diaphragm is classified as having discontinuities. There is
more than a 15% projection in this U-shaped structure, determining that this
structure has a plan structural irregularity. Since the structure is in a seismic
design category D, the code requires the irregular portion to be tied togetherwith
an increase of 25% of the design load. Due to the Northridge earthquake the code
Page 2 of 3
EECE#: EDM 06-29
Edmonds Number: 06-258
has added additional provisions to deal with diaphragm discontinuities. The wingrs
will tear at these discontinuities in the diaphragm. The plywood is to be placed
perpendicular to the framing and when the framing direction changes there
typically will be a continuous joint at this location. A positive connection must be
specified to prevent the diaphragm from tearing at this discontinuity. Please
submit an analysis and insert a detail on the drawing to address this. IBC 1620.4.1
and IBC table 1616-5. 1 -1
2. Please resubmit the design analysis for the header at the powder room (3-1/2X9-
1/4). It is required to support the 5-1/4X9-14 PSL and this was not included in the
analysis. Please note that it is recommended that supporting beams not be smaller
than the beam it is supporting.
Sheet S2.1 FOUNDATION PLAN:
3. Engineer of Record (EOR), please provide a detail for the connection of the 3"
diameter pipe to the foundation. The detail assumes a wood post but steel pipes are
specified on the drawings.
4. Please specify the required size of the wood post. The notes state wood post below
on framing plan S2.2. Neither sheet S2.1 nor sheet S2.2 does not specify the
required wood post size. Please add this information to the drawings.
5. Please specify on the drawing that all walls without a shear wall mark shall be Pl-
6. The analysis used this as the default shear wall and it is not clear this will be
used.
Sheet S2.2 ROOF FRAMING PLAN:
6. EOR, please provide a detail for the connection of the 31, diameter pipe to the 4x8
wood beams. Also, there must be ajoint somewhere along the porch framing. 4x8
beams are not made that long. How is this to be dealt with at the 3" diameter pipe?
Please add this information to the drawings.
7. EOR, please provide calculations for the, (2) studs to support the glu-lam beams as
shown. The note states double studs shall be used under the beams. Typically,
these are header beams with a short span. Submit an analysis and clearly specify
the post that shall be used under the glu-larn beams. This also should include the
required connections.
8. The details state the hanger will be specified on the plan but I was unable to find
where it is on the drawing in order to check capacity. Please add the required size
of the hangers to the drawings in order to transfer all the required design forces.
Page 3 of 3
EECE#: EDM 06-29
Edmonds Number: 06-25 8
9. Please provide calculation for the HDR supporting the porch and floor framing at
shear wall mark P2-4. Per a check of analysis it appears this will be overstressed.
Note that this is located at the hall exterior wall at the family room.
10. EOR, please specify the required post to beam connections. For example, at the
master bedroom and master bathroom there is a post supporting the 5-1/4X9-114
PSL. Please add the required post to beam connections to the drawing. IBC
2304.9.7
11. EOR, please specify the required hanger for the 5-1/4X9-1/4 to the 34/2X 9-1/4.
Sheet S6.1 FRAMNG DETAILS:
12. Detail 8 states the hanger will be specified on the plan but I was unable to find
where on the drawing this was called out in order to check capacity. Please add the
required size of the hanger to the drawings in order to transfer the required forces.
Sheet S6.2 LATERAL DETAILS:
13. Detail 12: EOR, please provide an analysis for a single jamb stud to support the
headers. A single stud will not support the design force of the 5-1/4X14 PSL as
shown on the drawings. Submit an analysis to justify a singe stud will support the
required forces. Note the design reaction is 4.74 kips. NDS 3.6
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
Message
Page I of 2
Readwin, Jennifer
From: Bullis, Ann
Sent: Friday, June 09, 2006 2:13 PM
To: 'Sabina—Norton@mckinsey.com'
Cc: Roth, Damon; Zulauf, JoAnne; Readwin, Jennifer
Subject: 8161818 Cary Road Demolition
Ms. Norton,
I have spoken with a FEMA official and have the following information regarding establishing a Base Flood
Elevation for your property located in Zone A on the FEMA Flood Insurance Rate Map. For the City to be in
compliance with FEMA regulations, the City must require an Elevation Certificate for the proposed house. The
Elevation Certificate form must be completed by a State licensed Land Surveyor when the first floor framing of the
proposed house is constructed. This completed form must be submitted to the City Building Division prior to the
framing inspection approval of the proposed house.
The Base Flood Elevation must be established in order to complete this form. As part of the review of the
demolition permit application for 816/818 Cary Road (Plan Check #06-259), the City will require that you establish
the Base Flood Elevation for your property using one of the following methods as I have been informed by the
FEMA official:
1. The first method does not actually establish a Base Flood Elevation, but provides an "approach to ensure that
a building site is reasonably safe from flooding" as noted in the FEMA Guide for Approximate Zone A
Areas. Have your surveyor establish the "highest adjacent grade" of the current structure (before demolition), and
submit this information on a plan (stamped and signed) with "highest adjacent grade" and the elevation level
specifically noted next to the outline of the existing structure. See the attached FEMA Elevation Certificate
bulletin for how to determine the "highest adjacent grade" For review of your new single family residence, the
plans must clearly show the top of the lowest floor of the proposed building at least 2 feet above the "highest
adiacent grade" established as noted in the previous paragraph. Plans must also show compliance with IRC
R323.
2. The second method is the Simplified Method. The procedures are contained in the Guide for Obtaining and
Developing Base (100 year) Flood Elevations which was previously e-malled to you by Damon Roth. This
method can be done by you as the property owner, or perhaps you may want to enlist the services of your design
professional. The City cannot do this for you. For review of your new single family residence, the plans must
clearly show the top of the lowest floor of the proposed building at least 1 foot above the determined base flood
elevation per IRC R323. Submit the Base Flood Elevation, and documents used to establish the elevation, to the
City Building Division.
3. The third method is the Detailed Method. The procedures are contained in the Guide for Obtaining and
Developing Base (100 year) Flood Elevations which was previously e-mailed to you by Damon Roth. This must
be completed by a State Licensed Professional Engineer (the FEMA official said this is typically done by a
Hydraulics Engineer) hired by you in the private sector. For review of your new single family residence, the plans
must clearly show the top of the lowest floor of the proposed building at least 1 foot above the determined base
flood elevation per IRC R323. Submit the Base Flood Elevation, and documents used to establish the elevation,
to the City Building Division.
Contact your home insurance provider if you have questions regarding the possible implications of the method
that you choose. If you, your architect, or your surveyor have questions regarding establishing a Base Flood
Elevation, please contact Ryan Ekay, FEMA Region 10 at 425-487-4767.
Please notify us in writing which method you will be using.
Sincerely,
7/3/2006
Message
..... . . . . . .............. I ..... .... .... . . ......... .... ... . .
Page 2 of 2
Ann Bullis
Assistant Building Official
City of Edmonds
(425)771-0220
buIIis@ci.ed,monds.wa.us
7/3/2006
SOILS INVESTIGATION AND/OR REPORT (Cont.)
The classification of bearing soil at the site must be
determined and called out on the plans. The following
information ftom IRC Table R401.4.1, will assist
individuals in determining the soil classification of the
building site. The Building Official may require this
classification to be made by a Washington State licensed
Geotechnical Engineer or Engineering Geologist in a
written report when soils are not adaptable to conventional
spread footings or if allowable foundation and lateral
pressures do not meet the values set forth in the table
below. The allowable foundation and lateral pressures
may not exceed the values in this table, unless data to
substantiate the use of higher values is submitted. Sidehill
or stegp slope construction IS NOT considered
conventional construction and soils Morts are required fo
lots with 15% or more slope, unless detennined
unnecessga by the Building Official. For more specific
and technical information on soil capacity, foundation
design and construction components, refer to 113C Chapter
18 and IRC Chapter 4 or contact a professional engineer.
TABLE R401.4.1
PRESUMPTIVE LOAD -BEARING VALUES OF
FOTJNDATrON MATFRIALS'
LOAD -BEARING
PRESSURE
CLASS OF MATERIAL
(pounds per square foot)
Crystalline bedrock
12,000
Sedimentary and foliated rock
4,000
Sandy gravel and/or gravel
(GW and GP)
3,000
Sand, si Ity sand, clayey sand, silty
gravel and clayey gravel
(SW, SP, SM, SC, CTM and GQ
2,000
Clay, sandy clay, silty clay, clayey
silt, silt and sandy silt
(C1, ML, MH and CH)
1,50(P
ForSI: I pound per square fbot= 0.0479 kN/m2
a, When soil tests are required by Section R401.4, the allowable bearing
capacities of the soil shall be part of the recommendations.
b. Where the building official determines that in -place soils with an
allowable bearing capacity of less than 1,500 psf are likely to be present
at the site, the allowable bearing capacity shall be determined by a soils
investigation.
When soils reports are required, they shall 'include the following:
1 . A plot plan showing the location of test borings and/or excavations.
2. A complete record of the soil samples.
3. A record of the soils profile.
4. Elevation of the water table, if encountered.
Recommendations for foundation type and design criteria, including but not limited to: bearing capacity
of natural or compacted soil; provisions to mitigate the effects of expansive soils; mitigation of the effects
of liquefaction, differential settlement an carrying soil strength, the effects of ad acent loads, and
foundation drainage.
6. Expected total and differential settlement.
7. Pile and pier foundation information in accordance with IBC Section 1808.2.2.
8. Special design and construction provisions for footings or foundations founded on expansive soils, as
necessary.
9. Compacted.fill material properties and testing in accordance with IBC Section 1803.5.
NOTE: Report recommendations shall be incorporated into the foundation design
4. DRAINAGE PLAN (See Handout #E72)
Development of over 2,000 square feet of new impervious area since July 1977 requires an on-sitc drainage
system. Impervious area includes: building pad with eave overhangs, paved or graveled areas, solid surface
decks, patios, walkways, breezeways, awnings, accessory structures, sidewalks, and driveways. Submit three
(3) drainage plans, scaled 1 "-20', showing all impervious area with square footages as well as 'the location of
the proposed drainage detention system. Attach three (3) copies of the drainage worksheet (See Handout
#E72). Note: The plan must provide for temporary and permanent erosion control and must include footing
drain details.
L:\TEMP\BUlLDING\HAND0UT ICODES\SFR B73.130C
Revised 5/06