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PLAN REVIEW COMMENTS
BUILDING DIVISION
8st 8go (425) 771-0220
DATE: March 12, 2007
TO: Randal J Munson
randy.munson@comcast.net
FROM: Jenny Readwin, Plans Ex ner
RE: Plan Check # 2007-0164
Project: Classico Homes SFR
Project Address: 945 Glen 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 height of chain link fence shown on the site plan and specify if existing or proposed.
2) Show location of fireplace bump out on the site plan.
3) Additional smoke detectors are required in the study, the hall outside the study and in the master
bedroom. Please add to plans.
4) Plans specify 100 cfm whole house fan and energy form completed is calling for 150 cfm fan.
Please update plan to reflect.
5) Please update note 4 to specify cfm of range exhaust fan (100 cfin minimum).
6) It appears that there will be a site built shower. Please provide shower pan detail showing
materials, drain, slope, etc.
7) Master bedroom fireplace is required to be direct vent. Please note on plans.
8) R403.1.3 requires all vertical rebar to have a standard hook. Revise details 3 and 8 on sheet A9
to reflect.
9) 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: Theresa Umbaugh
121 5th Avenue N
Edmonds, WA 98020
Re: Classico Homes
945 Glen Street
Edmonds, WA 98020
Date: Monday, February 26, 2007
Plan Review # 2007-0164 EECE # EDM 07-07
Structure
Stated area
S.F.
First floor
2085
Second floor
1894
Total
3979
Garage
785
Total
4764
Porch
60
Covered Porch
88
Upper Floor Deck
12
Grand total
4924
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#: EDM07-07
Classico Homes
STRUCTURAL COMMENTS
General
1. Engineer of record (EOR), Please note on the drawings that the plywood shall not
only be nailed but must be glued as required per analysis for the 11-718 T11 230.
2. Design analysis required the floor joist to be 11-718 TH 230 @ 16" O/C but the
.drawing specify 11-718 TJI 110 @ 16" OIC. TJI 110 support less loads then
TJI230. Please modify drawing to state 11-7/8 TH 230 to meet the required design
criteria.
3. The drawings should clearly specify the requirement for the soil at the site.
Nothing is specified at this time. How were the foundations system determined for
this site with out this information provided? Please add this to the drawings.
R401.2
Sheet A-6 FOUNDATION PLAN:
4. EOR, please provide analysis for the foundations below the columns shown. None
was submitted in the analysis to justify the size sizes specified.
5. Please specify the width of the continuous foundation on the drawings. The details
state per plan but the plan does not specify the width in order to check the capacity.
Please add this information to the drawings.
6. EOR, please provide calculation for the footing at the corner of the diagonal wall at
the stair intermediate landing. Based off the reaction the foundation appears to be
overstressed. This is supporting two floors. One for the 4x12 shown on the
foundation plan and the 5-1/4X 11-7/8 PSL (Beam mark 7). Analysis is required at
this locations to justify the footing will support the design loads. IBC 1801.2
Sheet A-7 UPPER FLOOR/LOWER ROOF FRAMING PLAN:
7. When different width: beam frame into a wood column a detail is required to show
how the forces will be transferred. For example beam mark 7 and beam mark 8
have a width 5-1/4 and 7" respectively. Please add detail at this location to show
how the required forces will be transferred. More information is required then just
stating 5x6 wood columns.
8. EOR, please specify the required shear wall perpendicular to beam mark 9.
9. Notes on this sheet state trusses to be 11-7/8 TJ1/110 but the analysis requires 11
7/8 TH 230. TH 110 is not more conservative then what is required per analysis.
Submit analysis for the joist specified on the drawings.
Page 3 of 4
EECE#: EDM 07-07
Classico Homes
10. EOR, detail 14 on sheet A9 is specified where the shear forces will exceed 150 plf
and toe nailing can not be used to transfer more then 150 plf. Please modify
accordingly. IBC 2305.1.4
11. EOR, the drawing show a shear wall bearing on top of beam no 15. Please provide
detail for the load transfer of the lateral system dealing with this condition. Nothing
is shown at this time.
12. EOR, please provide calculation for the (3) 2x6 supporting the 5-114X18 PSL
(beam No. 4) and 3-1/2X 11-718 at the intersection of the RSW.
13. EOR, please specify the required connections of the beam to the beam connections.
On the drawings. For example the 3-1/2 11-7/8 PSL framing into the girder and 3-
1/2 X 11-7/8 at the hall off the bonus room. Nothing is specified for the required
connections.
14. EOR, please specify the required beam size at the master bedroom. It was not clear
the required size at this locations
15. EOR, the drawings appear to show a column at the master bedroom but below it is
an open space without this column. How is this beam being supported? What is
the column? What are the connections to transfer the required forces? Please
clarify on the drawings.
16. EOR, there appears to not be a complete load path to the SW 2. Shearwall number
1, as shown on sheet A8 at bedroom number 4, has no method to transfer to the
exterior shear wall (SW2) at the exterior wall locate at the study. Submit analysis
and details to transfer this lateral force.
17, EOR, please resubmit analysis for the beam number 14 to use the correct length. .
Span must be taken from face to face of supports, plus %2 the required bearing
length at each end. NDS 3.21
Sheet A-8 UPPER ROOF FRAMING PLAN:
18, EOR, please specify the required collector element to transfer the shear force to the
interior wall at bedroom number 2. There is not method specified to transfer this
force at this location.
19. EOR, please clarify how the span of 5 feet was determined when design beam
mark number 2. Per sheet A5 the opening width clear is 6 feet. Span must be taken
from face to face of supports, plus V2 the required bearing length at each end. .
Please resubmit the analysis with the correct span. (Not all beams were check for
the correct span, so please verify span used in the analysis before resubmitting.)
NDS 3.2.1
Page 4 of 4
EECE#: EDM 07-07
Classico Homes
20_ EOR, it appears the detail cut 2/A9 as shown on this sheet is not correct. The Hip
jacks are parallel to the wall not perpendicular as details. Please provide detail for
complete load transfer at this location.
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 5:00 a.m. and 5:00 p.m.
By:
Hoyt Jeter, P.E.
President