20060719105752.pdf0-C
o�
Fsr. 189
DATE: July 19, 2006
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
TO: Sven Helleren
Fax (425) 776-3762
FROM: Jenny Readwin, Plans Exam' e
tv
RE: Plan Check 4 2006-0726
Project: Helleren SFR
Project Address: 8712 200th 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 items below to a
Permit Coordinator.
1) Provide top and bottom wall elevations for proposed rockery along the East property line.
2) An additional smoke detector is required in the bonus room on the upper level as well as one in
the hallway outside those sleeping rooms.
3) Specify if rockery shown along the West property is existing or proposed. It appears to be on the
adjacent properly. If proposed a separate application will be required signed by the adjacent
property owner.
4) 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.
5) See attached structural comments from, city consultant. Respond to each item in writing.
Eagle Eye Consulting Engineers, P.S.
PO Box 523
Olalla, WA 98359
hoytjeter@centurytel.net
360-874-0562
Fax 360-874-0591
To: JoAnne Zulauf
City of Edmonds
Edmonds, WA 98020
Re: Helleren Construction, Inc.
8712 200th St SW
Edmonds, WA 98020
Plan Review # 2006-0726
July 7, 2006
EECE # EDM 06-34
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.
-S�uAed Ar
First floor
1929
Second floor
1809
Total
3738
Garage
1054
Total
4792
Porch
108
Grand total
4900
July 7, 2006
EECE # EDM 06-34
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 4
EECE#: EDM 06-34
Helleran 8712 200'h St. SW
STRUCTURAL COMMENTS
General
1. Please resubmit an analysis for the lu for the cantilever beams. The lu is not
continuously supported since the compression face is not the top lam but on the
bottom due to cantilevered conditions. Also, the worst case scenario is not adding
the full load over the beam but the code requires the live to be applied on alternate
spans to produce the maximum stresses in the member. Resubmit an analysis with
the proper unsupported length used and alternative live loading as required per
code or clearly point out where this was done to meet the code. IBC NDS table
3.3.3 and IBC 1607.10
2. The design analysis for the studs to use as a column clearly state the wood plate
shall have a F'c perpendicular to grain a minimum of 724 psi. The wood member
used for this house will exceed this. For HF the F'c is 405 and for DF the F'c is
626. Please modify accordingly. NDS table 4A.
3. Please note on the drawing that the wood plate under the 4X6 columns shall be
Doug fir species as required per analysis. HF will not support the design loads.
NDS tablet
Sheet A-6 FOUNDATION PLAN:
4. The design analysis required the garage shear wall to be the raised shear wall to
meet the height to width ratio with shear wall mark SW4 nailing requirements.
Please note detail 4 on shebt Al shall be used at these locations as required by the
Engineer of Record's (EOR) design.
5. EOR, please specify the required reinforcement for the 24X24X8" concrete footing
or provide calculations to justify it is not required.
Sheet A-7 UPPER FLOOR/LOWER ROF FRAMING PLAN:
6. EOR, please modify note 3 of the shear wall schedule. The code requires 3X
members, not double 2X, unless double the amount of anchor bolts are provided
than required per analysis. Please modify as required. IBC 23 053.10
7. EOR, please modify note 7 to state single 3x member and not (2) 2x. The code
specifically states a single 3X nominal member shall be used. IBC 2306.4.1
footnote i.
S. EOR, please specify the required connection of the 3-1/2 PSL to the supporting 3-
1/2 PSL. The drawings state flush framing so a hanger is required to support this
beam and should be specified on the drawings. IBC 2304.9.6
Page 3 of 4
EECE#: EDM 06-34
Helleran 8712 200"' St. SW
9. EOR, please specify on the drawing the required post to beam connection for the 3-
1/2 PSL. The detail added to the drawings on sheet A10 is for 5-114 beam. The
code requires to clearly specify the post to beam connections. IBC 2304.9.7
10. EOR, please specify the required post to beam connection for the beam number 6,
beam number 10, etc... There are other locations so please add the required post to
beam connections as required per code to the drawings. IBC 2304.9.6
11. EOR, please specify the size of the wood beam located over the kitchen window.
12. EOR, please specify the required connections of the 6X8 headers over the porch.
13. EOR, please provide detail for the support at the intersection of beam mark 12 and
mark 7.
14. EOR, please provide detail for the connection of the beam number 5 to beam
number 13.
15. The analysis states the shear wall at the garage shall be a raised shear wall but the
drawings state SW4. EOR, please verify drawing call out as compared to the
analysis.
16. Please provide a detail on the drawing for the deck framing. By definition the deck
would classified as a balcony and is required to be designed for a force of 60 PSF.
Also, the guard rail shall be designed for a 200 pound force applied in any
directions. Please submit details and analysis for the balcony. IBC table 1607.1 and
IBC 1607.7.1
17. Please submit an analysis for the 117/8 TJ1210 at the balcony, bonus room and
bedroom number 2. The analysis submitted does not match the framing. The joist
is a two span with cantilever at each end. Also, the analysis submitted for this
member states uplift exceeds 200 pounds and a detail must be added to resist this
force. Please modify accordingly.
18. The compression flange TJI at the balcony and bonus room must be braced at 4' 2"
spacing per the analysis. Gypsum wall board will provide adequate bracing for the
compression flange but the drawings should clearly specify the required
attachments as required to prevent buckling.. Please add blocking members or
specify the required attachment of the gypsum wall board to the bottom flange. I
also called Truss Joist and their engineer also states this is very important and
should be clearly defined on the drawings. TJI truss design manual requirements.
Sheet A-8 UPPER ROOF FRAMING PLAN AND DETAILS:
Page 4 of 4
EECE#: EDM 06-34
Helleran 8712 200th St. SW
19. EOR, please specify the required connection of the wood post to the girder truss.
The truss manufacturer typically does not specify this but leaves that up to the
design professional.
20. Please modify note 3 of the shear wall schedule. The code requires 3X members
not double 2X unless double the amount of anchor bolts are provide than required
per analysis. Please modify as required. IBC 2305.3.10
21. Please modify note 7 to state single 3x member and not (2) 2x. The code
specifically states a single 3 X nominal member shall be used. IBC 2306.4.1
footnote i.
22. Please specify the required post to column connections on the drawings. This shall
include the case where double studs are used as columns. This should be clearly
shown on the drawings to assure the complete load path to the foundations.
Sheet A-9 BUILDING SECTION AND DETAILS:
23. Retaining Wall detail: Please submit an analysis for the retaining wall detail
shown. Also, the drawings do not specify the required footing depth for the
retaining wall. Please add this information to the drawing with supporting analysis.
IBC 1806
Sheet A-10 WINDOW SCHEDULE AND DETIAI.S:
24, Detail 8: The code requires having the vertical bars have the standard 90 degree
hook in the footing in design category D. Please note this on the detail.
25. Detail 11: The code requires the vertical bars to have a standard 90 degree hook in
the footing unless an analysis is submitted to develop the bar. Please note this on
the drawings.
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