20060920095601.pdfof EDS City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
�St_ 1890 (425) 771-0220
DATE: September 20, 2006
TO: Scott Scrieber
ronscottconstinc@aol.com
FROM: Jenny Readwin, Plans Exam Cer
RE: Plan Check # 2006-0970
Project: Ronquillo SFR
Project Address: 812 Bell St.
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) 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) Master bedroom gas fireplace is required to be direct vent. Note on plans.
3) See attached structural comments from city consultant. Respond to each item in writing.
i
Eagle Eye Consulting Engineers, P.S.
PO Box 523
Olalla, WA 98359
hoytjeter@centurytel.net
360 874 0562
Fax 360 874 0591
To: Daniel G. Weller
Building Design
1930 6°i Avenue S.
Seattle WA 98134
Re: Ronquillo (Schreiber Residence)
812 Bell Street
Edmond WA
Plan Review #2006-0970
Structure
Stated Area
S.F.
Main Floor
2063
Upper Floor
2791
Total
4854
Garage
633
Grand total
5487
EECE # EDM 06-46
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 06-46
2006-0970
STRUCTURAL COMMENTS
Sheet A6 Foundations
1. Please specify the size and the reinforcement for the footing supporting the double
columns. All that is noted are the footing size, when there is only one column.
2. Engineer of record (EOR) please specify the size of the columns and footing
supporting the 3-1/8X9 GLB. This also should include the required connections.
Please note this also support the girder truss above) Per check analysis it appears
the bearing pressure will be exceeded with an 18xl8x10 footing. Submit analysis
at this location.
3. EOR submit analysis for the spread footing supporting the post. The post is a 4x4
and is sitting only on a 4" stem from the spread footing. The drawing state 4X8
HF #2 beams typical at the perimeter. The posts are 4x4 and 4x6 at splice as noted
on the drawings. Please increase the footing size at the perimeter or submit analysis
to justify.
4. Please provide a section cut at the garage slab and crawl spaced locations for the
house. It is not clear how this will be built in the field.
Sheet A7 Upper Floor
5. EOR please specify the required connection of the 6x6 post to the Parallam beams.
It is not clear on the drawing what the connection will be used here. IBC 2304.9.7
Sheet A8 Roof Framing Plan
6. Please specify on the drawing the required columns to support the girder truss. This
also should include the required connections. The truss manufacture typically does
not design these requirements. IBC 2304.9.6
7. EOR please provide detail for the required connection for the Glu -lam beam that is
required to be supported by the girder truss. Typical Glu -lam hanger required the
back of the hanger to be supported to prevent rotation of the hanger. Without
having a detail here there is no way to determine what will be the connections.
This should be added to the drawings to show this. IBC 2304.9.6
8. EOR please specify the required connection for the multiple joist flush whit the
Glu -lam beam. The required connection should be specified on the drawings.
Sheet A9 Section and Details
Page 3 of 3
EECE EDM 06-46
2006-0970
9. Shearwall schedule: Please modify note 7 for shear wall SW3, SW4 and SW5 to
state 3x member required. The code specifically state a single 3x member shall be
used. IBC 2306.4.1 footnote i and footnote e.
10. Shearwall schedule: Please modify sheathing edge nail for the 2" OIC spacing to
state staggered the nails. The code required nails spaced this close to be staggered.
One reason for this is when fully loaded the wood splits similar to a zipper effect.
So the code required the nails to be staggered. IBC 2306.4.1 footnote e.
11. Shear wall schedule: Please modify note 3 to state single 3x at the foundation sill
or justify by analysis not required. IBC 2305.3, 10
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
(360) 874-0562 between 8:00 a.m. and 5:00 p.m.
By:
Hoyt Jeter, P.E.
President