20060711103908.pdfCity of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
TO: Tom Leren
tom@lerendesign.com
FROM: Jenny Readwin, Plans Exam9k/
RE: Plan Check # 2006-0702
Project: SFR
Project Address: 706 Alder St.
During review of the above noted application, it was found that the following infonnation,
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 301.2.
2) Specify how minimum garage dwelling separation will be maintained for the dumb waiter
system.
3) A handrail is required at the exterior stairs where there are 4 or more risers. Note on site plan.
4) 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: J6Anne Zulauf
City of Edmonds
Edmonds, WA 98020
Re: Rowlands Residence
706 Alder Street
Edmonds, WA 98026
Plan Review it /2006-0702
Structure
Area S.F.
Lower Floor
1134
Main floor
2035
Total
3169
GH�ge
777
Total
3946
Porch
361
Master Suite Deck
6
Pining Room Deck
134
Orand total
4307
Date: June 28, 2006
EECE # EDM 06-33
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.
Page 2 of 3
EECE#: EDM 06-33
Rowland Residence 2006-0702
STRUCTURAL COMMENTS
General:
1 . EOR the hold downs specified in the analysis appears not to match the drawings.
For example the analysis state to use MSTC48 to use for the perforated shear wall
but the drawings state a different strap. It appears the drawings are not
conservative compared to the analysis requirements. There are other locations that
do not match the analysis. Please verify which is correct and adjust accordingly.
IBC 106.1.1
Sheet 5 FRAMING PLAN:
2. Detail B5: Please specify the required hanger to use for the joist at the deck. The
detail state per plan but I was unable to find this specified on the drawings. JIBC
106.1.1
3. Please provide a detail for the support of the 5-1/4XI9-1/2 and 5-1/4 X. 11-78 at
the exterior wall. The 5 -1/4X 11-7/8 cantilever to support the deck framing.
Currently it appears there is not a method to transfer the required forces at this
location. Please clarify on the drawing the required support of these members. 113C
2304.9.6
4. Detail B5: Please provide calculation for the support of the 4X4 post lag into the
run joist to support the required 200 pound or 50 plf force applied at the top rails.
Also please specify the spacing of the post. I was unable to find where this was
called out. IBC 1607.7.1
5. EOR please specify the required connection of the 5-1/8 X 19-1.2 GLB at the
library room. IBC 2304.9.6
6. Detail R5: EOR please specify the required hanger to support the joist. Detail state
per plan but I was unable to find where this was called out on the plan. Please add
this to the drawing or clarify where this is specified. IBC 2304.9.6
7. Detail C5: EOR please reference this detail to the drawings. I assume this should
be used at the exterior of the deck where detail B5 is referenced but it is not clear.
Please modify accordingly. IBC 106. 1.1
Sheet 6 ROOF PLAN:
8. EOR please specify the required post to support the Girder truss shown on the roof
plan. This also should include the required connection to these members. IBC
2304.9.6
Page 3 of 3
EECE#: EDM 06-33
Rowland Residence 2006-0702
9. EORplease specify the required post and connection of the 5-1/8X10-1/2 GLB at
covered deck. IIBC 2304.9.6
10. EOR please specify the required post to support the Hip master Girder truss. IBC
2304.9.6
11. EOR please specify the required post to support the Girder truss supporting the Hip
Master Girder truss. Please note this is located above the wide flange location
where detail K5 is called out on sheet 5. The plywood will not support the
required design force. Please modify accordingly. IBC 2304.9.6
12. EOR please specify the required connection of the 4X8 to the PT 6x6 post. Also
not that the hanger must be treated when mi contact with pressure treated lumber.
IBC 2304.9.6 and 113C 2304.9.5
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