20070329145740.pdfof F1) City of Edmonds
AI
` PLAN REVIEW COMMENTS
BUILDING DIVISION
�sr1 ago (425) 771-0220
DATE: March 29, 2007
TO: Michael Painter
PO BOX 3203
Lynnwood, WA 98046
FROM: Jenny Readwin, Plans Ex ne
RE: Plan Check # 2006-1303
Project: Culver SFR
Project Address: 7217 Meadowdale Beach Rd.
During re -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 above items to a
Permit Coordinator.
1) 3/29/07Still need stairs off covered porch, window well retaining walls, setbacks, etc. Some
information is missing from the site plan (i.e. covered porch, balcony, stairs, structure setbacks
to property lines, height calculation box -including covered porch, any easements, etc.). See
enclosed sample plot plan for minimum submittal requirements.
2) 3/29/07 Still need. Provide reduced plot plan scaled 1"=20' on legal size paper or smaller, that
matches the large site plan for microfilming purposes.
3) 3/29/07 Response said they were not needed but rockeries are shown on sheet 2 of the
sitelcivil plans. Please show top and bottom wall elevations at 2' intervals and per our
handout because they are located in a critical area details stamped and signed by a
Washington State Licensed Professional Engineer are required with corresponding design
calculations also stamped and signed. Peer review may be required. It appears that rockeries or
retaining walls will be needed on the site. Show location of any proposed rockeries or retaining
walls. on the site plan with top and bottom wall elevations (see enclosed handout).
4) ok
5) ok.
6) ok
7) ok
8) 3/29/07 Provide stamped and signed detail and calculations for retaining wall as shown in
detail C/A4. Provide window well detail including dimensions on the plan for Bedroom 3
complying with the requirements of R310.2.
9) 3/29/07 Still need. Provide letter from Geotechnical Engineer of record stating that they've
reviewed the final construction plans and they are consistent with their report recommendations.
10) ok
11) 3/29/07 Still need. See attached structural comments from city consultant. Respond to each item
in writing.
Eagle Eye Consulting Engineers, PS
PO Box 523
Olalla, WA 98359
hoytjeter@centurytel.net
253 857-4151
Fax 253 857-5759
To: Edwin Balser
123 4th Ave. N
Edmonds, WA 98026
Re: Culver Residence
7217'Meadowvale Beach Road
Edmonds, WA 98020
PIan Review # 05-447
Strudure
Area S.F.
Lower floor
1164
Main floor
1956
Total
3320
Garage
792
Total
3912
Deck
410
Balcony
144
Grand total
4466
EECE # ED 05-60
The above referenced project is in the process of plan review for compliance with
Edmonds ordinances and applicable codes. The following commr tints,
deficiencies/c6rrections 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 -cheek time.
SCOPE OF REVIEW
The scope of this review is for the structural only 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 pciffi t approval.
Project Name: Culver Residence
Plan Review # 05-447
. Page 2 of 3
EECE # ED05-60
STRUCTURAL COMMENTS
General
1. EOR analysis use and R factor of 7. Please clarify how this was determined. The
walls are bearing walls and the R shall not be less than 6.5 if using simplified
.method per IBC. ( 6 if using ASCE 7-02) Please clarify how this was determined.
IBC table 1617.6.2 (Please note if using Gypsum to resist seismic forces the R
must be 2.)
map==*
Sheet 3
3. Please modify continuous strip footing to be 18" and not 16" as stated as required
per the geotechnical report.
4. Please justify 4X4 post at the glu-lain beam shown continuous. With a IIUCQ410
this :is where the column is continuous. Please clarify on the drawing which
continue through, at this level. It is not clear as drawn or.specified.
Sheet 5
5. Please provide details or the framing of the 2"d floor deck. All that is stated, is the
member sizes. Are knee braces required at the column? How are the Iateral loads
being transferred at this location? IBC 2304.9.7
6. Please provide detail and support framing for the Balcony. It appears the intent is
to have columns, but they are not shown on the foundation plan. The required
design force fora balcony is different then a deck. The required load shall be 60
PSF. Please submit analysis and details for how this is required to be framed. IBC
table 1607.1
Sheet 6
7. Please clarify the beam call out at the covered deck specified as 3-118 X '/2 GLB.
,Sheet 8
S. Please provide detail on the drawing for the construction of the guards
(guardrails). They are required to resist a 200 pound 10fizohtal force applied in
any direction. IBC 1607.7.1
Sheet S 1
Page 3 of 3
EP -CE It ED05-60
9. Detail DI: Geotechnical report recommends the interior footing shall be place a
Minimum of 12" below the finished grade. But this detail state 10". Please modify
accordingly.
10. Detail D1: Geotechnical report state they recommend the strip footing to be a
mimmum of 18" wide but this detail state 16". Please submit letter form
Geotechnical engineer that as detail this is acceptable.
1.1. Detail M: Please specify the attachment of the blocking to the top plate. The
analysis has assumed the top of the wall will be restrained in order to create the
tension face on the inside face of the structure. A positive attachment is required at
this location.
Sheet S2
12. Shearwall table exceed the capacity set forth in table 2306.4.1. Please submit
analysis for Shearwall mark W6G and W4G. Gypsum wall board and one side and
plywood on other do not equal the sum of both capacities. See IBC 2305.3.8.
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
.(253) 857-4151 between 8:00 a.m. and 5:00 p.m.
By:
Hoyt Jeter, PX.
President