20070131150529.pdfCity of Edmonds
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BUILDING DIVISION
�Sr, t091 (425) 771-0220
DATE: January 31, 2007
TO: Cramer Construction
colincramer@hotmail.com
FROM: Jenny Readwin, Plans Exam' e
RE: Plan Check # 2006-1382
Project: Nguyen SFR
Project Address: 8555 Talbot Rd.
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) Reduced site plan provided is not scaled 1"=20' and it is illegible. Please provide new reduced
site plan scaled no smaller than 1" = 20' on paper no larger than 8 %" x 14".
2) 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.
3) Show size and location of crawlspace access for area below the guest room.
4) Provide attic ventilation calculations.
5) Gas fireplace in the master bedroom must be direct vent. Please not on floor plan.
6) Specify cfin rating for all exhaust fans (50 cfin min for bath, laundry and 100 cfin over kitchen
stove).
7) An additional smoke detector is required in the hall outside bedrooms 2, 3 and 4. Please note on
plans.
8) It appears that there will be a site built shower. Please provide shower pan construction detail
. showing pan, material, drain, slope, etc.
9) Detail E/7 shows nails in the deck ledger. Per R502.2.1 nails subject to withdrawal are not
permitted. Pleaser revise to lag bolts or screws and specify size and spacing and provide
calculations to justify.
10) Per our Rockery handout any rockery located in a critical area must have plans designed
consistent with ECDC Chapter 23.80 (including design calculations) and stamped by a
Washington State Licensed Professional Engineer.
11) Soils report provided (Robert M. Pride, LLC Dated 11/22/2006) does not meet the minimum
soils report requirements of IRC chapter 4 or IBC chapter 18. See attached for minimum report
requirements. Please provide complete soils report.
12) See attached structural.comments from city consultant. Respond to each item in writing.
Eagle Eye Consulting Engineers, P.S.
PO Box 523
Olalla, WA 98359
hoytjeter@centurytel.net
360 874 0562
Fax 360 874 0591
To: JoAnne Zulauf
121 5th Avenue N
Edmonds, WA 98020
Re: Nguyen Residence
8555 Talbot Road
Edmonds, WA 98020
Thursday, January 18, 2007
Plan Review # 2006-1382 EECE # EDM 07-01
Structure
Calculated
Area S.F.
Lower floor
834
Main floor
2200
tjpper floor
2167
Total
5201
arae 1
832
Garage 2
1045
Total
7078
Deck
297
Porches
203
Grand total
7578
Sprinklers 13D
5201
The above referenced project is in the process of plan review for compliance with
Edmonds ordinances and applicable codes. The following comments,
deficienciesicorrections 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 07-01
Nguyen Residence
STRUCTURAL CONEWENTS
Sheet 7 MAIN FLOOR FRAMING PLAN:
1. EOR please specify the required joist hanger to be used at the deck framing. I was
unable to find this in the drawings. IBC 2304.9.6
Sheet 10 BUILDING SECTION:
2. EOR please submit analysis for the retaining wall with a surcharge added to the
design loads. Based on the location of the footing, there will be a surcharge that
must be added to the analysis to resist this force. IBC 1806.1
3. EOR please provide analysis for the 4" slab to resist the horizontal force of the
retaining wall. This is required to have a safety factor of 1.5. IBC 1806
Sheet S-1 ROOF FRAMING GRAVITY LOAD ENGINEERING:
4. EOR please specify the required connection of the beam to the post. One example
location is at the covered deck beam R15. All that is specified is a 6x6 PT post W.
Cap & Base. There are other locations as well, so please clearly specify all
required connections.
Sheet S-2 UPPER FLOOR FRAMING GRAVITY LOAD ENGINEERING:
5. EOR the design analysis assumes beam mark U13 is lateral braced. But there is not
a floor system to brace the wall laterally. Modify analysis and drawing accordingly
for this condition. NDS table 3.3.3
Sheet S-3 MAIN FLOOR FRAMING ENGINEERING:
6. EOR please clarify how the lateral loads are being transferred by the deck framing.
Is X bracing, knee bracing or another method required to transfer the required
lateral forces being used? Nothing is shown on the drawing for this toad path.
7. EOR please specify the required Banger to be used to support the joist_ All that I
was able to find specified on the drawings was a note stating `manufactured metal
hanger, typical'. The specific banger needs to be specified within the drawings.
There is no way to check capacity without this information.
8. EOR please specify all required posts and post connections on the drawings. The
post supporting the Glu -lam beams is one example,. I was able to find the reactions
specified but not the physical connections.
Sheet S-4 FOUNDATION PLAN ENGINEERING:
Page 3 of 4
EECE#: EDM 07-01
Nguyen Residence
9. EOR please specify the required size of the footing with a mark U15. This footing
is next to the 36" footing. .
Sheet S-5 BASEMENT LATERAL ENGINEERING:
10. EOR please specify the required collector elements to drag the shear force into the
shear walls. For example: No collector element for the shear walls was specified
for the Simpson shear wall panels. Please add this to the drawings in order to
verify the transfer of the lateral loads.
Sheet D-1 GENERAL STRUCTURAL NOTES:
11. Retaining wall: Rigid insulation is shown between the slab and the wall. EOR
please justify the rigid insulation to resist the horizontal forces at the base of the
wall. Rigid insulations can not resist the required design force. The analysis
submitted uses the slab to resist the sliding force. IBC 1806
12. EOR please submit analysis for a retaining wall of 10'6" as shown in the retaining
wall schedule. The submitted analysis only goes up to 9'6" maximum.
13. EOR please modify the retaining wall schedule to match the analysis. For
example, the retaining wall design is for 7.5 feet with a wall height above soil to be
only 6". But based on the schedule the wail height is 8.5 feet and not 8 feet as
assumed in the analysis. The other walls in the schedule have the same issue.
Please modify analysis or drawings accordingly.
14. EOR based on the reactions at the top of the wall the A34 will not resist the design
force. Submit analysis to justify and modify accordingly. For example, for the 10
foot wall the required force to resist is 1,429 pound per foot of wall. With blocking
at 24 inches OIC and (2) A35 at each block. The maximum force this will resist is
450 pounds/ anchor. Therefore, the maximum force it can resist is 900 pounds.
Please modify design and/or analysis accordingly.
15. For A35 anchors to be installed on both sides, the minimum size joist thickness can
not be less then 3". The drawings specify I Y2:"size members. Please modify
accordingly. Simpson catalog A35 footnote 1.
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.
Page 4 of 4
EECE#: EDM 07-01
Nguyen Residence
Should you have any inquiries regarding this letter, please contact Hoyt Jeter at
(360) 874-0552 between 8:00 a.m. and 5:40 p.m.
By:
Hoyt Jeter, P.E.
President
SOILS INVESTIGATION AND/OR REPORT (Cont.)
The classification of bearing soil at the site must be
determined and called out on the plans. The following
information from IRC Table R401.4.1, will assist
individuals in determining the soil classification of the
building site. The Building Official may require this
classification to be made by a Washington State licensed
Geotechnical Engineer or Engineering Geologist in a
written report when soils are not adaptable to conventional
spread footings or if allowable foundation and lateral
pressures do not meet the values set forth in the table
below. The allowable foundation and lateral pressures
may not exceed the values in this table, unless data to
substantiate the use of higher values is submitted. Sidehill
or steep slope construction IS NOT considered
conventional construction and soils reports are required for
lots with 15% or more slope, unless determined
unnecessary by the Building Official, For more specific
and technical information on soil capacity, foundation
design and construction components, refer to IBC Chapter
18 and IRC Chapter 4 or contact a professional engineer.
TABLE R401.4.1
PRESUMPTIVE LOAD-BEARING VALUES OF
FOUNDATION MATFRIALS'
For SI: 1 pound per square foot= 0.0474 kN/m2.
a. When soil tests are required by Section R401.4, the allowable bearing
capacities of the sail shall be part of the recommendations.
b. Where the building official determines that in-place soils with an
allowable bearing capacity of less than 1,500 psf are likely to he present
at the site, the allowable bearing capacity shall be determined by a soils
investigation.
When soils reports are required, they shall include the following:
1. A plot plan showing the location of test borings and/or excavations.
2. A complete record of the soil samples.
3. A record of the soils profile.
4. Elevation of the water table, if encountered.
5. Recommendations for foundation Type and design criteria, including but not limited to: bearing capacity
of natural or compacted soil; provisions to mitigate the effects of expansive soils; mitigation of the effects
of liquefaction, differential settlement an carrying soil strength, the effects of adjacent loads, and
foundation drainage.
6. Expected total and differential settlement.
7. Pile and pier foundation information in accordance with IBC Section 1808.2.2.
8. Special design and construction provisions for footings or foundations founded on expansive soils, as
necessary.
9. Compacted fill material properties and testing in accordance with IBC Section 1803.5.
NOTE: Report recommendations shall be incorporated into the foundation design
4. DRAINAGE PLAN (See Handout #E72)
Development of over 2,000 square feet of new impervious area since July 1977 requires an on-site drainage
system. Impervious area includes: building pad with cave overhangs, paved or graveled areas, solid surface
decks, patios, walkways, breezeways, awnings, accessory structures, sidewalks, and driveways. Submit three
(3) drainage plans, scaled 1"-20', showing all impervious area with square footages as well as the location of
the proposed drainage detention system. Attach three (3) copies of the drainage worksheet (See Handout
#E72). Note: The plan must provide for temporary and permanent erosion control and must include footing
drain details.
3
L:ITEMPIBUILD1NGIHANT)0UT ICODESISFR B73.DOC
Revised 5106
LOAD-BEARING
PRESSURE
CLASS OF MATERIAL(pounds
per square foot
Crystalline bedrock
12,000
Sedimentary and foliated rock
4,000
Sandy gravel and/or gravel
GW and GP)
3,000
Sand, silty sand, clayey sand, silty
gravel and clayey gravel
(SW, SP, SM, SC, GM and GC)
2,000
Clay, sandy clay, silty clay, clayey
silt, silt and sandy silt
(Cl, ML, MH and CH)
1,500s
For SI: 1 pound per square foot= 0.0474 kN/m2.
a. When soil tests are required by Section R401.4, the allowable bearing
capacities of the sail shall be part of the recommendations.
b. Where the building official determines that in-place soils with an
allowable bearing capacity of less than 1,500 psf are likely to he present
at the site, the allowable bearing capacity shall be determined by a soils
investigation.
When soils reports are required, they shall include the following:
1. A plot plan showing the location of test borings and/or excavations.
2. A complete record of the soil samples.
3. A record of the soils profile.
4. Elevation of the water table, if encountered.
5. Recommendations for foundation Type and design criteria, including but not limited to: bearing capacity
of natural or compacted soil; provisions to mitigate the effects of expansive soils; mitigation of the effects
of liquefaction, differential settlement an carrying soil strength, the effects of adjacent loads, and
foundation drainage.
6. Expected total and differential settlement.
7. Pile and pier foundation information in accordance with IBC Section 1808.2.2.
8. Special design and construction provisions for footings or foundations founded on expansive soils, as
necessary.
9. Compacted fill material properties and testing in accordance with IBC Section 1803.5.
NOTE: Report recommendations shall be incorporated into the foundation design
4. DRAINAGE PLAN (See Handout #E72)
Development of over 2,000 square feet of new impervious area since July 1977 requires an on-site drainage
system. Impervious area includes: building pad with cave overhangs, paved or graveled areas, solid surface
decks, patios, walkways, breezeways, awnings, accessory structures, sidewalks, and driveways. Submit three
(3) drainage plans, scaled 1"-20', showing all impervious area with square footages as well as the location of
the proposed drainage detention system. Attach three (3) copies of the drainage worksheet (See Handout
#E72). Note: The plan must provide for temporary and permanent erosion control and must include footing
drain details.
3
L:ITEMPIBUILD1NGIHANT)0UT ICODESISFR B73.DOC
Revised 5106