20060802142031.pdfOV EDO City of Edmonds
y= }y PLAN REVIEW COMMENTS
BUILDING DIVISION
�St. i ago (425) 771-0220
DATE: August 2, 2006
TO: Michel Construction Inc.
michelbz@nwlink.com
FROM: Jenny Readwin, Plans Exami e
RE: Plan Check # 2006-0794 through 20060801
Project: 8 SFR Development
Project Address: 82"d and 212th
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) Soils report from Dennis M. Bruce, PE dated June 21, 2006 specifies that 4 test pits were dug.
Provide site plan from Dennis M. Bruce, PE showing test pit locations as well as soil logs for
each test pit as required by IRC chapter 4.
2) Specify if 5' concrete retaining wall shown on the site plan along 212th is existing or proposed.
If proposed provide top and bottom wall elevations as well as construction details.
3) Remove all arbor details on sheet 9 from the plans if they do not apply. I did not see any
proposed arbors on the site plan or elevation views.
4) Show all eaves on the site plan along the driveway entrance.
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
hoytieter@centurytel.net
360 874 0562
Fax 360 874 0599
To: Theresa Umbaugh
City of Edmonds
Edmonds, WA 98020
Re: Michel SFR
82nd PI. W. @ 212th St. S.W.
Edmonds, WA 98020
Plan Review # 2006-794 & 06-795
EECE # EDM 06-37
a]
Structure
Stated Area
S.F.
First floor
679
Second floor
995
Total
1674
Garage
454
Grand total
2128
Date: July 21, 2006
Note Two plans are identical for 794 and 795: This letter applies to both structures.
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#: «ProjectID»
«Prof ectDescriptiow>
STRUCTURAL COMMENTS
Sheet A3: First Floor Plan
1. Please provide details on the drawings for the guard rails shown at the opening to
below. This is required to resist 200 pounds applied in any directions and 50 psf
for the infill's. IBC 1607.7.1.1,113C 1607.7.1.2 and IRC table 8301.5
Sheet S3 Shear Wall Plan
2. EOR please provide a foundation plan for this house. This sheets state all the
footing information is per the foundation plan. The only foundation plan is sheet
A5 which also states footing per foundation plan. This plan should give the
required reinforcement, 90 degree hooks specified in the footings, etc. Please add
this to the drawing in order to complete the foundation review of this structure.
IBC 106. 1.1 and TBC 1805
3. EOR please clarify note that state joist per A7. This sheet is for the roof framing.
believe the intent is to reference A6. Please modify accordingly. IBC 106
4. Architectural drawings show the Joists and Beams in the same plan and hangers
are required to be specified. I was unable to find on the drawing where the
required size was specified. Please add this to the drawings or clarify where this is
shown on the drawings. IBC 2304.9; IBC 2304.9.6
5. Please add to the drawings the required hanger to use for the support of Beam 6
supported by Beam 7. IBC 2304.9;1130 2304.9.6
6. Please add to the drawing the required hanger to use for the support of Beam 5
supported by Beam 7.113C 2304.9; IBC 23049.6
7. Please add to the drawing the required hanger to use for the support of Beam 4
supported by Beam 7. ( There are other locations where the size of the hangers are
not specified so please modify drawings to specify the required hangers) IBC
23049; IBC 2304.9.6
8. EOR please specify the required nailing of the plywood diaphragm to the drag
joist. This is required to drag the horizontal diaphragm forces into the shear walls.
Based on the plywood layout (perpendicular to the joist) the nailing could be all
field nailing of 12" OIC which would not transfer this forces. Please add to the
drawing or point out where it is specified. IBC 1620.2.6
Sheet S-4 Shear wall Plan
Page 3 of 3
EECE#: «ProjectIM
«ProjectDescription»
9. EOR please specify the required axial load the truss manufactures is required to
design the GT#1 and GT#2 girder trusses. These members are collector elements
to transfer the horizontal shear forces into the shear walls. IBC 106.3.4.2
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 Tfoyt Jeter at
(253) 857-4151 between 5:00 a.m. and 5:00 p.m.
By:
Hoyt Jeter, P.E.
President
Eagle Eye Consulting Engineers, P.S.
PO Box 523
Olalla, WA 98359
hoytjeter@centurytel.net
360 874 0562
Fax 360 874 0591
To: Theresa Umbaugh
City of Edmonds
Edmonds, WA 98020
Re: Michel SFR
21215 and 21211 82nd PL w
Edmonds, WA 98020
Plan Review # 2006-796 & 06-797
EECE # EDM 06-38
Structure
Stated Area
S.F.
First floor
721
Second floor
1005
Total
1726
qpLuse
1 431
Grand total
1 2157
Date: July 21, 2006
Note Two plans are identical for 796 and 797: This letter applies to both structures.
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 2
EECE#: EDM 06-38
Michel SFR Plan Review Number 2006- (796 & 797)
STRUCTURAL COMMENTS
Sheet S3 Shear Wall Plan
1. EOR please provide a foundation plan for this house. This sheets state all the
footing information is per the foundation plan. The only foundation plan is sheet
A5 which also states footing per foundation plan. This plan should give the
required reinforcement, 90 degree hooks specified in the footings, etc. Please add
this to the drawing in order to complete the foundation review of this structure.
IBC 106. 1.1 and IBC 1805
2. EOR please clarify note that state joist per AT This sheet is for the roof framing. I
believe the intent is to reference A6. Please modify accordingly. IBC 106
3. Architectural drawings show the Joists and Beams in the same plan and hangers
are required to be specified. I was unable to find on the drawing where the
required size was specified. Please add this to the drawings or clarify where this is
shown on the drawings. IBC 2304.9; IBC 2304.9.6
4. EOR please add a collector element in line with shear wall mark 1. Also please
specify the required nailing of the plywood diaphragm to this joist. This is
required to drag the horizontal diaphragm forces into the shear walls. Based on the
plywood layout (perpendicular to the joist) the nailing could be all field nailing of
12" OIC which would not transfer this forces. Please add to the drawing or point
out where it is specified. IBC 1620.2.6
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 5:00 a.m. and 5:00 p.m.
By:
Hoyt Jeter, P.E.
President