20070406074738.pdfAoV E2],V City of Edmonds
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PLAN REVIEW COMMENTS
BUILDING DIVISION
�St. ls9° (425) 771-0220
DATE: April 6, 2007
TO: Eagiewood Homes, Inc.
Fax 425-775-8395
FROM: Jenny Readwin, Plans Exam*e
RE: Plan Check # 2007-0223
Project: Eaglewood Homes SFR
Project Address: 901 Cedar Street.
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 add or clarify the following information. Please submit 3 new site plans one
scaled no smaller than 1 "=20' on 8 %" x 14" or smaller paper.
a) Specify if the rock wall on the property to the North is existing or proposed. If proposed
please submit separate permit application and show top and bottom wall elevation..
b) Please clarify top and bottom wall elevations for rockery along the driveway. At the N4
location no surcharge is created from the driveway but if the elevations stay the same then a
surcharge would occur at the other end. Please note per City's Rockery handout rockeries are
not permitted to support a surcharge.
c) Please clarify the elevation of the SE property corner. It is labeled as 289 but based on
topography it does not seem possible.
d) Please add trellis over door on the site plan as shown on the North elevation view.
e) Show the line of the garage below the deck and label accordingly (i.e. deck with deck
above).
2) According to the assessors there is a house on this property. Please clarify if this will be
demolished. Separate demolition permit is required.
3) Per energy form submitted the whole house fan will be located in the laundry room and will be
125 cfin. Please note on floor plan.
4) It appears that there will be a site built shower. Provide shower pan construction detail including
materials, drain, slope, etc.
5) On sheet D2 there are two details marked 10 and 11. Please clarify.
6) See attached structural comments from city consultant. Respond to each item in writing.
a
Eagle Eye Consulting Engineers, P.S.
PO Box 523
Olalla, WA 98359
hoytjeter@centurytel.net
36.0 874 0562
Fax 360 874 0591
To: JoAnne Zulauf
121 5th Avenue N
Edmonds, WA 98020
Re: Eaglewood Tomes
90.1 Cedar Street
Edmonds, WA 98020
Plan Review # 2007-0223
Structure
Stated Area
S.F.
Lower Floor
138.5
Main Floor
1865
Total
3250
Garage
363
Total
3886
Deck Main floor
above 30"
178
Covered Porch
56
Grand total
4124
Date: March 9, 2007
EECE # EDM 07-09
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 permit&
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 07-09
Eaglewood Homes
STRUCTURAL COMMENT'S
General
1. The analysis submitted states a blocked roof diaphragm is required but it does not
appear the roof has been labeled to be blocked. Engineer of Record (EOR), please
modify the drawings accordingly.
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2. EOR, please modify SW4 to clearly state a minimum 3x member shall be used.
Nail spacing of 2" OIC requires the member to have a single 3x nominal member.
IBC table 2306.4.1 footnote e.
3. EOR, please provide an analysis for the detail B to transfer the design loads. The
code requires a 3x nominal member to be used not (2) 2x nailed together. Submit
an analysis for this detail to assure the shear forces are able to be transferred. IBC
2306.4.1 footnote i.
Sheet 4 LOWER FLOOR PLAN:
4. EOR, please justify the number of studs specified to support the W2 header at the
garage. One side is specified to be (3) 2x6 and the other side state (2) 2x6. It
appears the reaction is the same on each end. Why is there a different support on
one end then the other? I did not run a check of analysis for this so please verify
the number of studs required.
Sheet 6 MAIN FLOOR PLAN:
5. EOR, please provide analysis for the (2) 2x6 supporting the girder truss at the oven
since the other side requires (3) 2x6. It appears the (2) 2x6 should be (3) 2x6.
Provide an analysis to justify (2) 2x6.
Sheet 7 ROOF FRAMING PLAN:
6. EOR, please provide an analysis for the 4x8 header at the window opening located
in the den. A check of analysis appears to show this member will be over stressed.
Submit an analysis to justify.
7. EOR, it, appears that (2) 2x6s supporting the girder truss and 4x8 header beam in
the den will not support the required design loads. Provide an analysis to justify
this post will transfer the vertical forces.
8. EOR, per Simpson catalog, the HUC hanger used at the 10x10 pressure treated
post supporting,the 4x8 beam is not approved to be used in contact with treated
Page 3 of 4
EECE#: EDM 07-09
Eaglewood Homes
wood. Please modify the hanger call -out that is approved to be used in contact with
pressure treated lumber.
9. EOR, please specify the required connection of the 3-112X9-112 header to the
double studs at the master suite.
10. EOR, provide an analysis for the double stud to support the 3-112X9-112 PSL
header at the master suite.
11. EOR, please submit an analysis for the HUC girder hanger called out to support the
girder truss between the master bath and master suite. It is not clear what size this
will be. Please clarify on the drawings.
Sheet D 1 DETAILS:
12. Detail 8: EOR, please submit an analysis for the retaining wall. IBC 1806 and ACI
318-02
13. Detail 14: EOR, please verify that 518" plywood floor diaphragm is being used.
The plans state 3/4", which is correct?. Please modify accordingly.
Sheet D2 DETAILS:
14. Detail 11: EOR, please specify the required toe nailing and connections of the
rafter to the Glu -lam beam. This is referenced on sheet 7 in the great room area.
This is what braces the compression zone of the Glu -lam for allowable bending.
stress.
Sheet D3 DETAILS:
15. Detail 10: EOR, please provide an analysis for the 4x4 post notched for the guard
to transfer the required design force. Based off notching the 4x4 and the required
200 pounds horizontal force applied at the top it appears the revised section will
not transfer the forces. Also, the 50 psf infill must transfer the post spaced at 8 foot
OIC and this also appears not to transfer the forces.
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 07-09
Eaglewood Homes
Should you have any inquiries regarding this letter, please contact Hoyt Jeter at
(350). 874-0562 between 8:00 a.m. and 5:00 p.m.
By:
Hoyt Jeter, P.E.
President