20060927081205.pdfOV EDS City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: September 27, 2006
TO: Pacific Emerald Homes
Ihelleren@verizon.net
FROM: Jenny Readwin, Plans Ex ine '
RE: Plan Check # 2006-0992
Project: Thatcher SFR
Project Address: 8505 200' 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) 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.
2) See attached structural comments from city consultant. Respond to each item in writing.
> a
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
121 5th Avenue N
Edmonds, WA 98020
Re: Thatcher Residence
8505 200th St SW
Edmonds, WA 98020
Date: Monday, September 18, 200£
Plan Review # 2006-0992 EECE # EDM 06-49
structure
Stated Area
First floor
—SX,
2468
Second floor
1363
Total
3831
Garage
900
Total
4731
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 06-49
Thatcher Residence
STRUCTURAL COMMENTS
Sheet A-6 FOLTNDATION PLAN & DETAILS:
1. EOR please specify the required connection of the post on the exterior of the
structure. The post is a 6x6 and the footing is a 24X24 but the connection appear
not to be specified.
2. AOR please specify the required connection of the 4X12 that frame into the wall.
Nothing is called out at this time.
3. Provide calculation to justify the 16" spread footing is able to support the reaction
for the post supporting the 4X12 at the end wall. A larger footing is required at
these locations. It is fine to assume the force will distribute when the post is
supported at the center of the wall continuous footing. But when it frames into the
end the force will not distribute down the length of the continuous wall footing.
Please modify footing or justify not required by analysis.
Sheet A-7 FLOOR FRAMING PLAN & DETAILS
4. Shearwall schedule: Please modify note 3 to state single 3X member is required
not double 2X. IBC 2305.3.10
5. Shearwall Schedule: Please modify note 7 to state only 3X member required. The
code specifically state single 3x is required. IBC 2306.4.1 footnote i.
6. Shearwall Schedule: SW4: Please note that the framing member shall be 3x
member and the nails shall be staggered. IBC 2306.4.1 footnote e.
7. Shearwall schedule: Please modify note 8 to state where 3X member shall be
required at the sill plate. IBC 2305.3.10
8. Drawings state hanger (MIIU1.81/11) that will not support the design loads. Also
the span on the drawings appears to exceed the 5 foot design length. Please modify
accordingly. Simpson design catalog C2005.
9. Please add to the drawing the required connection of the post to the beams. All
post are required to be attached positively to resist lateral and induce uplift. Please
modify the drawing to show this. IBC 2304.9.7
10. The drawing do not show any connections for the girder truss to the post specified.
Please add this information to the drawings.
11. EOR please specify the required beam located at SW3 line. The roof plan does not
specify these beams.
Page 3 of 4
EECE#: EDM 06-49
Thatcher Residence
12. By definition the horizontal diaphragm would be classified as having discontinuity.
What keeps the wings from tearing at these locations? Please either add positive
connections to tie the diaphragm together or clarify on the drawing how these
forces will be transferred. IBC 1620.2.2 IBC 1620.4.1
13. It appears based off the drawings beam number 10 exceed the design length of 5
feet. Please modify analysis and drawings accordingly.
14. Per definition the diaphragm maximum length to width appear to exceed the code
maximum diaphragm dimensions ratios. Please modify accordingly. Table
2305.2.3
15. EOR please clarify the beam size and column connections at the covered nook
entry.
Sheet A-8 UPPER ROOF FRAMING PLAN & DETAILS:
16. EOR please clarify the load path for the support of the Column number 1. Based
off the lower floor the column appears not to be supported. The plywood framing
will not support the design loads. Please modify drawings accordingly to complete
the load path to the foundations.
17. EOR please specify the required connection of the wood column on the drawing to
transfer the required forces. Currently the drawings do not specify any connection
in order to check capacity. For example the intersection of beam mark 2 and beam
mark 1.
18. EOR please clarify how the loads were determined for beam mark 1. It appears the
beam only took loads from one side and is only half loads. It appears the beam is
not design with all the loads that are required for this beam. Please clarify on the
response.
19. EOR please specify the required posts that are to support the girder truss. This also
should include the required connections.
Sheet A-9 DETAILS:
20. Detail 4: Please modify this detail to clearly note 90 degree hook into the footing.
R403.1.3
21. Detail 2: Please clarify the section cut that state 16/A9. This appears not to be the
correct reference. Please modify accordingly.
Additional corrections may be required following receipt of corrections and
additional information as requested.
Page 4 of 4
EECE4: EDM 06-49
Thatcher Residence
Your pians 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 Ater, P.E.
President