2007-0263 Legend Structural Comments.doc
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 Ane N
Edmonds, WA 98020
Re: Legend Estates Condo Bldg A
7803 218th St SW
Edmonds, WA 98026
Plan Review # 2007-0263 EECE # EDM 08-04
Plan review number 01
Updated the comment letter to the IBC 2003, since this project was vested under the
IBC 2003 and not the current adopted codes.
Unit 1
Structure Stated Area
S.F.
First floor 112
Second floor 811
Third Floor 790
Total 1713
Garage 753
Total2466
Deck Second floor 75
Deck Third floor 75
Grand total 2616
Unit 2
Structure Stated Area
S.F.
First floor 103
Second floor 808
Third Floor 787
Total 1698
Garage 751
Total2449
Deck Second floor 85
Deck Third floor 85
Grand total 2619
Page 2 of 7
Plan Review Number 01
EECE#: EDM 08-04
Legend Estates Condo Bldg A
2007—0263
Unit 3
Structure Stated Area
S.F.
First floor 103
Second floor 808
Third Floor 787
Total 1698
Garage 751
Total2449
Deck Second floor 85
Deck Third floor 85
Grand total 2619
Unit 4
Structure Stated Area
S.F.
First floor 112
Second floor 811
Third Floor 790
Total 1713
Garage 753
Total2466
Deck Second floor 75
Deck Third floor 75
Grand total 2616
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
Page 3 of 7
Plan Review Number 01
EECE#: EDM 08-04
Legend Estates Condo Bldg A
2007—0263
Structural only
The scope of this review is for therequirements 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.
STRUCTURAL COMMENTS
General
1.This building is not exempt from requiring complete structural analysis per IBC
2003. This analysis must be stamped by a licensed professional registered in the
state of Washington. Please submit this upon response. All that was submitted was
a narrative and not complete analysis as required per code. (Please note some check
analysis will be done but a complete analysis is not done for the review process and
should be submitted by the licensed design professional)
2.Please add to the requirements of IBC 1603. This clearly specifies what is required
to be added on the construction documents. For example the Earthquake design
data, wind design data, floor live data, etc. Please modify the construction
documents accordingly. IBC 1603.
3.Design analysis submitted only applied the minimum wind load as per ASCE 7-02
6.4.2.1.1. ASCE 6.4.2. Based off the height and wind pressure the minimum 10psf
appears not to control and the wind analysis per 6.4.2.1 will control. Please clarify
upon the response.
4.Please add to the drawings a set of general notes stating what is being used for the
materials. For example what is the required reinforcement, the concrete strength,
wood stresses, etc? Without this information there is no way to complete the
review. IBC 106
Sheet A8.00 Details
5.Engineer of Record, (EOR), please specify the required connection of the stair
stringer on the drawings. I was unable to find where this information is specified.
6.EOR, provide analysis for the typical deck guard to support a 200 pound force
applied at the top rails. The detail is not complete on how the railing will be
connected and the 2x2 spaced @ 10” appear not to be able to support this force.
Submit engineering analysis to justify what is specified to be used..
Page 4 of 7
Plan Review Number 01
EECE#: EDM 08-04
Legend Estates Condo Bldg A
2007—0263
Sheet S1.00 Foundation Plan
7.Architect of Record, (AOR), please resubmit analysis for the reinforcement steel to
be of grade 40. There was not any foundation analysis in the submitted documents.
Please submit this upon response. IBC 1801.2 IBC 1901.2 ACI
8.Per check analysis it appear the SW1 in the east-west directions will support the
lateral forces as shown on the drawings. Submit analysis to justify.
9.Based off the length of the shear wall shown in the east-west direction will meet the
minimum height to width requirements. Please submit analysis to justify. IBC table
2305.3.4
Sheet S2.00 Second Floor Framing Plan
10.EOR, please provide a detail for the connections of the 5-1/4 PSL to the 8x8
supporting post. Nothing is specified at this time.
11.EOR, please specify the required hanger to support the PSL beams. Nothing is
specified at this time.
12.EOR, please provide a detail for the 8x8 post supporting the 5-1/4 and 5-1/8
beams. The post is 7.5” wide and the beam width is smaller then this. How is this
member being positively connected? All post to beam connections should be
specified on the drawings. Detail 7 will not work in this case when the post is wider
then the beam
13.EOR, please provide a detail for the 4x8 post supporting 5-1/8 beams. The post is
3.5” wide and the beam width is wider then this. How is this member being
positively connected? All post to beam connections should be specified on the
drawings. Note detail 7 on sheet S6.01 specifies a post cap. Submit analysis for this
cap.
14.The code does not allow (2) 2x to be used in place if 3x member unless double the
amount of anchor bolts are used and the nailing does not require 3 X only. Please
modify accordingly. IBC 2305.3.10
15.EOR, please specify the species of glu-lam on the drawings. And submit analysis to
justify the glu-lam specified.
Page 5 of 7
Plan Review Number 01
EECE#: EDM 08-04
Legend Estates Condo Bldg A
2007—0263
16.EOR, please specify the required diaphragm nailing for this level with analysis to
justify. This also should include the plywood thickness and diaphragm nailing. IBC
2305.2, IBC 1620.4.3, ASCE 9.6.1.3 ASCE 9.5.5.2
17.EOR, please provide analysis for the cantilever 5-1/4X9-1/4 shown on the either
end of the building. Partial load combinations should also be investigated for these
members. ASCE 4.6
18.EOR, please provide analysis for the cantilever TJI floor joist shown on the either
end of the building. Partial load combinations should also be investigated for these
members. ASCE 4.6
Sheet S3.00 Third Floor Framing Plan
19.EOR, there is no information on either how the balcony will be supported or the
analysis. Please submit this upon the response. IBC 1604.8.3 and IBC table 1607.1
20.EOR, please submit analysis for the PSL beams specified on this sheet. Also the
drawing should specify the required connections. (Please note the drawings have
the beams written in pencil, when resubmitting please have this written in ink so it
may not be field modified)
21.EOR, submit analysis for the A35 @22”O/C to transfer the shear forces. This was
not submitted as this time.
22.EOR, the SW 1 in the stair way does not meet the minimum height to width rations.
Please submit analysis to justify. IBC 2305.4 IBC 2305.3.3
23.EOR, please specify the required diaphragm nailing for this level with analysis to
justify. This also should include the plywood thickness and diaphragm nailing. IBC
2305.2, IBC 1620.4.3, ASCE 9.6.1.3 ASCE 9.5.5.2
Sheet S4.00 Roof Framing Plan
24.EOR, please specify the required diaphragm nailing for this level with analysis to
justify. IBC 2305.2, IBC 1620.4.3, ASCE 9.6.1.3 ASCE 9.5.5.2
25.EOR, please note on the drawing the required design information for the trusses.
This must be a deferred submittal and this information is required to be on the
contract documents. IBC 106.3.4.2
Page 6 of 7
Plan Review Number 01
EECE#: EDM 08-04
Legend Estates Condo Bldg A
2007—0263
26.EOR, please submit analysis of the 11-7/8 TJI joist and specified the one to use.
There are many different types of TJI joist. This should be specified on the
drawings.
27.EOR, please specify the required post to beam connections. It was not clear how
this will be constructed based off the submitted drawings. IBC 2304.9.7 and IBC
2304.9.6
28.EOR, please provide a details for the required connections of the interior shear wall
mark SW1 at the stair framing. IBC 2304.9.6
29.EOR, please analysis and specify the required collector elements to drag the lateral
shear forces into the vertical resisting elements. There is a shear wall with any
method to collect the lateral diaphragm forces. Please add this information’s and
provide analysis to justify. IBC 2305.1.2
30.EOR, please add to the drawings sheet G-1 as noted in the roof framing notes 7.
There is not a sheet G-1.
Sheet S5.00 Upper Roof Framing Plan
31.EOR, please specify the required diaphragm nailing for this level with analysis to
justify. IBC 2305.2, IBC 1620.4.3, ASCE 9.6.1.3 ASCE 9.5.5.2
32.Based off the layout, the horizontal diaphragm appears it will not meet the required
diaphragm ratios, please modify accordingly and clarify the vertical resisting lateral
elements. IBC 2305.2.3.
33.EOR, please add to the drawings sheet G-1 as noted in the roof framing notes 7.
There is not a sheet G-1.
Sheet S6.00 Structural Details
34.Detail 6: EOR, please clarify where this detail is being used. Also please add the
required “A” dimension as noted.
Sheet S6.01 Structural Details
35.Detail 7: Detail state 4x8 shall be used but the plans state 4x6. Please clarify which
will be used and justify by analysis.
36.Detail 4: EOR, please complete the nailing reference noted in the detail The detail
state “NAILING PER DET X/SX.XX
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Plan Review Number 01
EECE#: EDM 08-04
Legend Estates Condo Bldg A
2007—0263
37.Detail 10: EOR, please submit analysis for the A35 to resist the lateral loads of the
manufactures truss supporting the horizontal diaphragm Please provide this
information upon response. IBC 2305.1.4 ASCE 9.6.1.2
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.
By:
Hoyt Jeter, P.E.
President