20061003144558.pdfCitv of Edmonds
PLAN REVIEW COMMENTS
BUILDIN G DIVISION
(425) 771-0220
DATE: October 3, 2006
TO: Ronald D Johnson Architect
ryaji,_bcrry@verizon.net
FROM: Jenny Readwin, Plans ExamiOr
RE: Plan Check # 2006-1004
Project: Weaver SFR
Project Address: 847 Maple 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) 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). R311.4.2 requires a side-Iiinged door not less than 3' in width for egress. Double 2'6" French
doors at the main entry does not meet this minimum. One or both doors must be minimum 3'.
3) . You show a wet bar on page 7 of 13. Our system does not show an approved Accessory
Dwelling Unit permit on file for this address. Because you do not have an approved ADU, a
.notarized "Statement on ADUs" will need to be recorded prior to Planning signing off on your
permit. Please contact Gina Coccia in the Planning Division (425.771.0220, cxt. 1778) at your
earliest convenience to go over the necessary forms and process details.
4) Stair and access hatch for roof deck do not meet the minimum requirements of R31 1. WAC
R31 1.1 allows an exemption to this requirement for stairs accessing an area of 200 square feet or
less. Reduce deck to 200 sqWe feet or provide complying stair — including headroom, door,
weather protection, etc.
5) Provide manufactures specifications for proposed access hatch.
6) See attached structural comments from city consultant. Respond to each item in writing.
Eagle Eye Consulting Engineers, P.S.
PO Box 523
01alla, WA 98359
hoytieter@centurytel.net
3608740562
Fax 360 874 0591
To: Marie Harrison
121 5th Avenue N
Edmonds, WA 98020
Re: Weaver Residence
847 Maple Street
Edmonds, WA 98020
Plan Review # 2006-1004
WECEIVED
OCT - 2 2006
BUILDING DEPT.
Date: Saturday, September 30, 2006
- ""�l Q�
Lower Floor
624
Main Floor
937
Upper Floor
1827
Total
3388
Garage
Total
4317
Great Room Deck
256
Entry Deck
51
Roof Deck
511
Grand total
5135
AC
3388
EECE # EDM 06-53
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 06-53
Edmonds plan check number 20061004
STRUCTURAL COMMENTS
Sheet 8 ROOF DECK PLAN:
1. AOR provide detail on the drawing for the construction of the guard rail in order to
resist 200 pound forces applied at the top rail. R301.5
Sheet 9 FOUNDATION PLAN:
2. AOR please specify the required size of the post at the porch including the
connections. R106.1.1
Sheet 10 GROUND & MAIN FLOOR FRAMING:
3. AOR please provide detail for the construction of the deck to transfer the vertical
and lateral loads. The drawings do not show any connection for the post to beams,
joist to beams, Joist to house, etc... All that is state is the member and a note with
hangers. More information is required to be specified on the drawings to show a
complete load path. R 106. 1.1
Sheet 11 ROOF FRAMING PLAN:
4. AOR please specify the required beam/truss NS direction in line with SW-l. If it
is a truss the required axial drag load needs to be specified on the drawings. This
is required to drag the required diaphragm forces including all the required
connection to transfer this force.
5. AOR please provide the required framing for the skylights. R106.1.1
6. AOR please specify the required connection for the 2X12 joist. Nothing is
specified at this time. R1 06. 1. 1
7. Please specify the required connection of the 6X8 beams. This should be clearly
specified on the drawings. R1 06. 1.1
8. AOR provide analysis for the 6XI 0 that supports the girder truss. R106. 1.1
9. AOR please provide detail for the connection of the 5-1/8XIO-1/2 Glu-lam beam.
R106.1.1
10. AOR provide analysis for the 5 -1/8 X 10- 1/2 Glu-lam beam. R1 06. 1.1
11. AOR provide detail for the support of the 6XI 0 to the girder truss. RI 06. 1.1
Page 3 of 4
EECE#: EDM 06-53
Edmonds plan check number 20061004
12. AOR provide detail on the drawings for the required connection of the girder truss
to the post specified. RI 06. 1.1
13. AOR please specify the required post to support the girder trusses. R106.1.1
14. AOR provide analysis for the 6XIO beam supporting the girder truss. R106. 1.1
Sheet 12 SECTION DETAILS
1 S. Detail 1: AOR please specify the vertical bars shall have standard 90 degree hook
in the footing. R403.1.3
16. Detail 2: AOR please specify the vertical bars shall have a standard 90 degree hook
in the footing. R403.1.3
17. Detail 6: AOR please specify the vertical bars shall have a standard 90 degree hook
in the footing. R403.13
18. Detail 7: Please specify the required connection of the joist to the beam. Thisis
required to brace the compression zone of the beam under vertical loads. Nothing
is specified at this time. Alternative provide analysis with proper effective length.
NDS 3.3
19. Detail 9: AOR provide analysis for the basement foundation wall. IIBC 1806
Sheet 13 SHEAR WALL DETAILS:
20. Detail 1: AOR please specify the vertical bars shall have a standard 90 degree hook
in the footing. R403.1.3
21. Detail 1: AOR please provide requirements for the A35 clips. The notes states per
shear wall schedule but the shear wall schedule does not have the requirements for
these clips.
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.
Page 4 of 4
EECE#: EDM 06-53
Edmonds plan check number 20061004
By:
Hoyt Jeter, P.E.
President