20060802154616.pdfti� EDS City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
lago (425) 771-0220
DATE: August 2, 2006
TO: Cathy Patterson
cathy@hooverpremicrhomes.com
FROM: Jenny Readwin, Plans Exa*er
RE: Plan Check # 2006-0792
Project: RH Hoover SFR
Project Address: 17122 69" PL W.
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) On the site plan show stairs off both west decks.
2) 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.
3) 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.
4) R403.1.3 requires all vertical rebar to have a standard hook. Revise all foundation details to
reflect.
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: The Meadowdale III
17122 69th Place W
Edmonds, WA 98020
Plan Review # 2006-0792
Rk. ciao ke—
O
Structure
Area S.F.
Lower Floor
1666
Second floor
2268
Total
3934
Garage
698
Total
4632
Deck over 30'
G
322
rand total
4954
July 21, 2006
EECE # EDM 06-36
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 Only 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 06-36
The Meadowdale III
STRUCTURAL COMMENTS
Sheet A3 FOUNDATION PLAN:
1. Please modify the drawings for the P1-3 to state 3X member required and not (2)
2X. IBC table 2306.4.1 footnote i.
Sheet A4 LOWER FLOOR PLAN:
2. Please provide details on the drawing for the construction of the deck off the
recreation room. The deck elevation will be over 30 inches above grade and
details should be added. Please add detail for the connection of the deck to the
house, joist to the supporting members, etc. All that I was able to find specified on
the drawings was the post to beam connections on sheet A3.
3. Please provide details for the guard rails at the deck. I was unable to find any
information on the structural requirement for the guards. This is required to resist
a force of 200 pounds applied in any direction.
4. Please provide details on the drawing for the construction of the deck off the nook.
The deck elevation will be over 30 inches above grade and details should be added.
Please add detail for the connection of the deck to the house, joist to the supporting
members, etc.
5. Please add the required connection for the floor joist and 1-314X11-718 Micro -lam
to the supporting beam specified as B-4 to the drawing. The details on the drawing
do not show how this is to be attached. Please clarify the required connections on
the drawing.
Sheet A5 MAIN FLOOR PLAN:
6. Architect of Record (AOR), please clearly note that double studs are required
under RB 8 beam. Based off the required force a minimum bearing shall not be less
than a double stud. The drawings state this will be specified on the plan. Please
clearly note this to the plan.
7. AOR, please clearly note that double studs are required under RB 4 beam. Based
off the required force a minimum bearing shall not be less than a double stud. The
drawings state this will be specified on the plan. Please clearly note this to the plan
8. Please modify drawing for the P1-3 to state 3X member required and not (2) 2X.
IBC table 2306.4.1 footnote i.
9. AOR please specify the requirement for the construction of the stairs at the deck at
the great room.
Page 3 of 3
EECE#: EDM 06-36
The Meadowdale III
Sheet G-1 TYPICAL WALL SECTIONS:
10. Vertical bars from the stem wall into the footing shall have a 90 degree hook.
Please modify drawings accordingly. Note, this is noted but the bars should be
shown with the hook into the footing to assure this is built correctly. R403.1.3
11. Provide an analysis for a #4 pin to prevent lateral translation at the base of the
column. There is no way for the inspector to verify the size of hole drilled or that
it has been installed. The international codes specify the base of the post shall be
restrained to resist lateral translations. In a seismic event the base of the column
may move causing a possible failure. Please modify detail accordingly. R407.3
and IBC 2304.9.7
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