20060808145642.pdfor EDS City of Edmonds
` PLAN REVIEW COMMENTS
W ,€ E
BUILDING DIVISION
Esc. ts9° (425) 771-0220
DATE: August 8, 2006
TO: Beverly @ Land Visions
bev@landvisions.biz
FROM: Jenny Readwin, Plans Exam' er
RE: Plan Check # 2006-820
Project: Imran SFR
Project Address: 23922 84th Ave 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) An optional heat pump is shown on the elevation views. If this is to be installed show location
and height of unit on the site plan. If this is not to be installed please remove from elevation
views.
2) See attached sample site plan for minimum site plan submittal requirements. Some of this
information is missing off your site plan (i.e. sewer and water lines, datum point, topography
lines, etc.). Please add missing information to site plans.
3) Elevation views show large drop off each door. Show landings, stairs, decks, etc, on the
elevation views as well as the site plan. Provide complete framing plans for any decks greater
than 30" above grade.
4) Specify CFM rating on the floor plans for all source specific exhaust fans. Also, note 110 cfin
whole house fan on the floor plans.
5) Note garage/dwelling separation on plans. Minimum %2" sheetrock required on garage side of
wall and 5/8" type X on the ceiling when there is habitable space above and minimum 20 minute
rated or 1 3/8" solid core door.
6) Provide crawlspace ventilation calculations and show size and location of crawlspace vents on
foundation plan.
7) Show size and location of attic access.
8) Provide attic ventilation calculations.
9) An additional smoke detector is required on the first floor. Please add to drawings.
10) 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.
11) 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: Imran Residence
23920 84th Avenue W
Edmonds, WA 98020
Date: Monday, July 24, 2006
Plan Review # 2006-0820 EECE # EDM 06-39
Structure
Area SY,
Main floor
1027
Upper floor
1006
al
2033
rara.e443
and total
2476
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 EDM06-39
Imran; 23922 8e W
Plan Check #2006-0820
STRUCTURAL COMMENTS
General
1. Design analysis states the bearing depth for the footing to be 12". Without a
geotechnical report the depth must be 18" per the City of Edmonds published table
8301.2. Please clearly note on the drawing that all footing shall be a minimum of
18" below grade and not 12 as specified.
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2. EOR please note the shear wall shall be blocked as required per the analysis.
3. I was unable to find the horizontal diaphragm requirements for the floor system
specified on the drawings or in the analysis. The only diaphragm nailing
requirements was for the roof. Please clarify where this is specified or add to the
drawings.
Sheet 2 of 5 Foundations & 1st Story Floor Framing Plan: 2nd Story Floor Framing Plan
4. Please provide calculation for the BCI joist being specified on the drawings. One
joist is shown spanning approximately 24 feet for the 2nd floor framing plan.
Provide analysis for the joist, that they will be able to resist the required live and
dead loads.
5. EOR please specify the required post to beam connections on the drawings. IBC
2304.9.7
6. EOR please specify the required post to base connection on the drawings. IBC
2304.9.7
7. EOR please specify the required support for the joist at the utility room Currently
there is no support for these joists shown on the drawings. AW AtL POW 4
-mm miN* pAO�.
Sheet 3 of 5 1" Floor Roof Framing Plan and 2nd Floor Roof Framing Plan
8. AOR please provide details on how the lower roof will be connected to the main
structure.
Sheet 5 of 5 Details
9. Please add to the drawing the clear height of the upper story. Without this added
to the drawings there is no way to verify the wind loads applied to the building.
Please add this information to the drawings.
Page 3 of 3
EECE EDM06-39
Imran; 23922 84' W
Plan Check #2006-0820
Sheet L-1 Lateral
10. The code requires a single 3x member to be used for shear forces that exceed 600
PLF. Notes in shear wall schedule states double the amount of bolts was used so
single 2X may be used. It appears based off the analysis this will be exceeded and
single 3X member must be used. Please modify accordingly. IBC 2305.10.10
Exception.
Sheet D-1 Details
11. Please modify Detail 7 to state a minimum of 2 bolts shall be used. APA report
TT -074
12. Detail 8: EOR please specify the required spacing of the A35 clip in order to
transfer the shear forces required per the analysis.
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
PLOT/SITE PLAN CHECKLIST
❑ Property owner's name, tax account parcel number and street address.
❑ North arrow designation and Scaled 1 "=20'.
❑ Streets, approaches, driveways, sidewalks, alleys, easements (public and private), paved
areas, street dedications and adjacent City right-of-way (developed or undeveloped).
Show dimensions.
❑ Side sewer stub and proposed sewer lines, water meter location, water service line, gas,
cable and phone lines, fire hydrants, telephone poles, utility transformers.
❑ Existing physical features and water courses of any size (i.e., streams creeks, ponds,
ditches, etc.).
❑ Dimension all buildings and structures (label them existing or proposed), indicate
setback distances, lot area and lot coverage.
❑ Accessory structures and projections; decks, porches, hot tubs, pools, cantilevered
structures, bay windows, chimneys, roof overhangs, eave lines, breezeways, patios,
sheds, pool mechanical rooms, etc.
❑ Retaining wall or rockery location with typical section detail. (Refer to separate
Rockery and Retaining Wall Handouts #B62 & #B63)
❑ Fences existing and proposed.
❑ Building height calculations, average grade, actual height, maximum allowed height
(See Handout #B41). Datum point and elevation located off-site (i.e. top of sewer
manhole lid, top of fire hydrant, etc.) and lowest footing elevation.
❑ Elevations at four corners of property lines. Topographic lines at two foot intervals.
Lot slope and driveway slope.
❑ Impervious surface calculations, existing impervious surface (Pre and Post July 1977)
separate from proposed impervious surface.
It is the owner/applicant's responsibility to submit a true and accurate
plot/site plan to the City.
s
LATEMP\BUIL.DINCMANDOUT ICODESWandouts Webpage\SFR B73.DOC
Revised 5106
Property Owner Name SAMPLE PLOT PLAN
Property Address
Scale: V=20' +108+109
Tax Account Parcel #
+106
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+104
IMPERVIOUS SURFACE CALCS
+102 "'
Proposed Building Roof Outline: 2500 sf.
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Proposed Patio: 200 sf.
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Proposed Garage: 500 sf.
Proposed Driveway: 610 sf.
Proposed Solid Surface Deck: 280 sf.
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Proposed Covered Porch: 75 sf.
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36" x 36" 3,
HEIGHT CALCS
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A = +99'
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B=+107'
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C = +100'
p=+105'
aro
Proposed Deck
A---------���4---
— B
AVE GRADE =102.75'
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ACTUAL = 125'
Proposed Rockery
1
MAXIMUM = 127.75'
Maximum height 3'-0"
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Top of rockery99'
• Bottomof rockery 96'
Proposd
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LOT COVERAGE:
,4 tiol.'
Proposed
2875_ SQ.FT. (21%) I f
129osq .
Residence
,
1
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2300 sq.ft. (1st floor)
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LOT AREA:
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800 sq -ft. (2nd floor)
13,527 SQ.F I'.
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Col
Tax Account Parcel
3476-001-003-3049
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IN
LOT SLOPE: 11%
L : _ — — — Covered Porch
p 75 sf ;1. p
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Proposed
original
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Garage
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500 s ft.
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+105
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Property Line €'
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Concrete
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+98
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Sidewalk(�E�#���.€Ili[;'llli
+105
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Driveway Slope: 6% U.
MAIN STREET Telephone Pole
SS O I' DATUM n Center Right -of -Way
Top of SS Manhole Cover
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ATTACHMENT A
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L:ITEMPIBUILDINGIHANDOUT ICODESII-landouts WebpagelSFR B73.DOC
Revised 5/06