20061025085012.pdfo -V EDS City of Edmonds
O
PLAN REVIEW COMMENTS
BUILDING DIVISION
�sr, l ggo (425) 771-0220
DATE: October 25, 2006
TO: Carl Clapp
carclp@aol.com
FROM: Jenny Readwin, Plans Examin r
RE: Plan Check # 2006-1092
Project: SFR
Project Address: 8413 192nd 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) On the site plan show all bumpouts (fireplace, bay windows, etc.) Also, label covered porch on
the site plan.
2) Show location of proposed deck on the plans and provide framing plans. According to the
location shown on the site plan there is not a door at this location. Please clarify.
3) Plans show optional garage. Please either remove from plans or provide complete plans and
show location on the site plan.
4) Show all smoke detectors on the floor plans.
5) Show location and cfin rating of all source specific exhaust fans (bath, laundry, kitchen, etc.)
6) Show whole house fan on the floor plans. Energy form specifies 110 cfin in upstairs bathroom.
7) Please provide new clean legible sheets 1-4. The ones provided are hard to read and are not clear
what is required where. Also update all plans to IRC requirements. All notes and details are
designed to UBC requirements.
8) 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.
9) Show size and location of crawlspace access.
10) See attached structural comments from city consultant. Respond to each item in writing.
Eagle Eye Consulting Engineers, P.S.
S, €^
PO Box 523
-
Olalla, WA 98359
161.4
hoytjeter@centurytel.net
1596
360 874 0562
1658
Fax 360 874 0591`
1899
To: Theresa Umbaugh
3272-
121 5th Avenue N
3495
Edmonds, WA 98020
?
Re: CC Construction
Date: October 13, 2006
8413 192nd Street SW
Edmonds, WA 98020
441.9
Plan Review # 2006-1092
EECE # EDM 06-55
- -
S, €^
-
Main floor
161.4
1596
Second floor
1658
1899
Total
3272-
3495
arae .
?
-924
rand' total
441.9
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 5
EECE#: EDM 06-55
CC Construction
STRUCTURAL COMMENTS
General
1. EOR the structural drawing and the architectural drawings floor plan are drawn
differently. Either modify the floor framing to match or clearly add grids with
dimensions to show all locations. IBC 106.1.1
2. EOR please submit design analysis for the glu-lam to account for the volume
factor. The analysis just calculates the section required (Sr) required with account
for the volume factor. Please resubmit analysis as required per NDS. NDS 5.3.6
3. Please add the dimension required for the room extension at the family room.
There is not enough information to determine this from the drawings.
Sheet 2 FOUNDATION PLAN:
4. EOR please provide calculation for the footing under the 4x4 column at the
exterior wall. The typical spread footing appears to not be able to support this loads
and a larger footing is required at this locations.
5. EOR please provide calculations for the footing supporting the 6x6, column at the
interior wall at the garage. Per check analysis it appear the soil will be overstress
With the typical spread footing.
6. EOR please dimension the location of the 36" footing. It is not clear the actual
locations as. drawn on the drawings. Please modify accordingly.
Sheet 3 MAIN FLOOR PLAN:
7. Drawing state see lateral restraint panels on sheet 6. There is no a sheet 6 in the set.
Please add this with the required lateral restraint panels.
$_ Drawing appears not to show how thejoist: and double joist in the: garage is
connected to. the supporting.beam& Please clarify where this information's is
specified.
9. EOR please provide calculation for a continuous glu-lam beam. The maximum
bending stress will be in the top lam and the allowable stress is 1850 and not
2400psi. Alternative specify the glu-lam shall be 24F -V8. NDS table 5A ( Note
the engineer package state to use 24F -V4)
10. Please specify the required post including the required connections that support the
beams. For example the 5-1 /SX9 at the living room. The drawings appear not to
Page 3 of 5
EECE#- . EDM 06-55
CC Construction
specify the required connections or the support. Please clarify on the drawing the
required connections and support.
11. EOR please specify the required connection of the 6X6 post column in the wall.
All columns must have are required. to have a positive connections specified to
resist lateral displacement. IBC 2304.9.7,
12. EOR or AOR please submit analysis of the beams in the garage. The locations of
the columns are not specified so itis not clear the span in order to check capacity.
Submit.analysis for the beams and clearly dimension the post locations.
13. Please modify the joist call out to match the current designation of the joist. To
verify the correct joist are used please clearly add the correct designation as
required per the manufacture. The contractor should not be making this
determination. (TJI 110, TJI 210, TJI 230, TJI 360 TJI, 560, LPI 200, LPI 225, LPI
.300, LPI 42 plus, etc.)
14. Please specify the required for the continuous joist drag strut on the drawings.
_What is the required nailing in order to transfer the design forces? The drawings
should. clearly specify this.
Sheet 5 ROOF FRAMING PLAN:
15. EOR please specify the required support of the girder truss. This also should
include the connections. The truss manufactures typically does not specify this on
the drawings. Currently the drawings do not have anything specified.
16. EOR please provide calculation for the 3-1/8 X 22-1/2 spanning 32 feet.
17. EOR please specify the required post to support the glu-lam beam.
18. EOR please specify the, required. connection of the glu-lam beam to the post
required to support this beam.
19. EOR this sheet specifies different framing member to use then sheet FRl . Please
clarify what is required, for the construction of this structure.
20. EOR please specify the required connection of the db12x12 to the glu-laze. beam.
Nothing is specified, at this. time.
21. EOR please specify the required post to support the D13L 2x12. This also should
include the required connections.
Sheet FR1 HIGH ROOF FRAMING:
Page 4 of 5
EECE#: EDM 06-55
CC Construction
22. EOR please specify the required connection of the beams to the post. Nothing is
specified at this time.
23.7 The drawings are not clear what supports the girder pusses. The drawings should
clearly specify the support and the required connections. Please modify drawings
in order to show the required connections. Truss manufacture typically does not
deal with this but only design the truss and leave the supporting member to be
specified by the design professional.
24. Based off the roof layout the code defines this as having plait irregularities. The
analysis has not dealt with this. Provide analysis for the L shape structure as
required per code. IBC 1620.4.1
Sheet FR2 LOW ROOF/2N' FLOOR FRAMING:
25. Please specify the required connections of the post to the beams. It is not clear on
the drawing what this connection will be.
26. Please specify the required 5-118X15 and 3-1/8XI3 glu-lata beam. All that is
called out is the reactions. A positive connection shouldbe specified on the
drawings not just the reactions.
27. EOR please specify the required size of the joist on the drawings. It is not clear, in
the submitted drawing, whaf the require size shall be. Please modify accordingly.
28. EOR please specify the size of the beam in the hallway located near the laundry
room. It is not clear the size required here based off the drawings.
Sheet FR3 FIRST FLOOR FRAMING:
29. It is not clear based off the drawings where this is located.. Please add grids or
another way to clarify the framing locations.' The drawings are not clear in order to
check complete load path. Pleas modify drawing to match the architectural
drawings.
30. EOR please specify the required connection of the beam to the post. It is not clear
on the drawing what this connection will be.
31. EOR please specify the required members that are specified `a"s OBL. Also specify
the .required,. connections.
32. EOR please specify the required footing size. All ihatis rioted is add post and
footing.
33. EOR please specify the required post to use. All that is noted is add post.
Page 5 of 5
EECE#: EDM 06-55
CC Construction
Sheet SL -1 LATERAL NOTES & DETAILS:
34. Required roof diaphragm to shear wall connection: Please modify note that state
(2) 2x maybe substituted for a 3X member. The code specifically state single 3x
member shall be used_ Also there is not a M2 detail as referenced. IBC 2305.3.10
and table 2306.4.1 footnote i.
35. Please cross off information that is not going to be used for this project. Is Hem -fir
being used or is Doug -fir. It is not clear which one is going to be used for this
structures.
SheetSL-2 SHEAR WALL CONNECTION DET.:
3.6. Please cross off information that is not going to be used for this project. Is Hem -fir
being used or is Doug -fir. It is not clear which one is going to be used for this
structures.
37. Required roof diaphragm to shear wail connection: Please modify note that states
(2) 2x maybe substituted for a 3X member. The code specifically states single 3x
member shall be used. Also there is not a M2 detail as referenced. 113C 2305.3.10
and table 2306.4.1 footnote i.
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) 871-0562 between 8:00 a.m. and 5:00 p.m.
By:
Hoyt Jeter, P.E.
President