20060928104820.pdfCity of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425)771-0220
DATE: September 28, 2006
TO: Sigve Helleren
Fax (425) 774-3384
FROM: Jenny Readwin, Plans Exami er
RE: Plan Check # 2006-0995
Proj ect: SFR
Project Address: 804 9th Ave S.
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 label proposed deck and covered porch.
2) An additional smoke detector is required outside bedroom 2 as well as in the hall outside
bedrooms 3 and 4.
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) See attached structural comments from city consultant. Respond to each item in writing.
Eagle Eye Consulting Engineers, P.S.
PO Box 523
Oialla, WA 98359 a"
hoytleter@centurytel.net
360 874 0562
Fax 360 874 0591
To: JoAnne Zulauf
121 5th Avenue N
Edmonds, WA 98020
Re: Pacific Emerald Homes, Inc. Date: Wednesday, September 13, 2006
804 9th Ave South
Edmonds, WA 98020
Plan Review # 2006-0995 EECE # EDM 06-47
Structure
Area S -E
Lower Floor
1678
Main floor
2598
Total
4276
Garage
662
arae
753
Total
5291
Deck Main floor
Over 30" ABG
247
rand total
5938
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.
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EECE##: EDM 06-47
Pacific Emerald Homes, Inc.
STRUCTURAL COMMENTS
Sheet A2 Exterior Elevations and Details
1. EOR please specify the required connection of the stair stringer to the supporting
header. I was unable to determine this from the drawings. IBC 106.1
Sheet A5:
2. Please provide method how lateral loads are being transfer at the deck. Without
knee braces or X -bracing the lateral forces have no method to transfer to the
foundations. Please modify deck plan to show complete lateral loads path to the
foundation. IBC 1604.8.3
Sheet A-6 Foundation Plan and Details
3. Please specify the required connection of the deck post to the foundations. IBC
2304.9.7
Sheet A7 Upper Floor
4. 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
5. EOR please specify the required connection of the Beam 15 to the required
columns. IBC 2304.9.7
6. Please clarify how the column supporting beam mark 5 is supported on the floor.
The plywood can not support this force. Please modify drawings accordingly. IBC
2304.9.6
Sheet A8 Roof Framing Plan
7. 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. For example the girder truss supported by the 6x6
wood columns. BC 2304.9.6
8. EOR please provide analysis for the beam supporting the girder truss at the garage.
IBC 1603.1
9. EOR please specify the required beam to be used at the garage opening including
analysis. 6x8 will not support the required design forces. IBC 1603.1
Page 3 of 4
EECE#: EDM 06-47
Pacific Emerald Homes, Inc.
10. EOR please note all exterior walls shall be shear wall SW -1 UNO. For example
walls parallel with beam mark number 22. IBC 106. 1.1
11. EOR please specify the required collector member on the west wall. How are the
center diaphragm forces being transferred to the shear wall mark SW3 without a
collector element? Either add a shear wall along that wall line or justify on the
drawing the shear transfer at this locations. IBC 1620.2.6
12. EOR please specify the required connection for the multiple rafter joists. The
required connection should be specified on the drawings.
13. 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.
14. Shear wall schedule: Please modify note 3 to state single 3 xs at the foundation sill
or justify by analysis not required. IBC 2305.3.10
15. EOR please specify the required beam along the exterior wall. For example the
beam required at the nook door and window. (6X8 will not support the design
force at this locations)
Sheet A9 Section and Details
16. 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. 113C 2306.4.1 footnote i and footnote e.
17. Shear wall schedule: Please modify note 3 to state single 3 xs at the foundation sill
or justify by analysis not required. IBC 2305.3.10
18. Please reference the details to the drawings. This is very important to assure the
builder use the correct detail at the correct locations. Also toe nailing can not be
used to transfer more than 150 plf and detail 10 can not be used at these locations.
And this is the only detail dealing with the blocking. Please clearly reference the
details to the drawings similar to the way the foundations details are referenced.
IBC 106.3 IBC 2305.1.4
19. Detail 15: Please either add the height of the concrete stem wall or add it to the
plan as referenced in the details. The plan does not appear to have this height
called out as referenced in the detail. IBC 106. 1.1
Additional corrections may be required following receipt of corrections and
additional information as requested.
Page 4 of 4
EECE#: EDM 06-47
Pacific Emerald Homes, Inc.
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.
B_v:
Hoyt Jeter, P.E.
President