20070417092551.pdfOF EDa City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
Fst. ls9° (425).771-0220
DATE: April 17, 2007
TO: Jakes Development
jakesdevelopment@comeast.net
FROM: Jenny Readwin, Plans Exam ne
RE: Plan Check # 2007-0276
Project: SFR
Project Address: 7511 176`h Street SW
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) Per fax from JoAnne Zulaf, Permit Coordinator dated March 8, 2007 because the lot slope
exceeds 15% a complete soils report is required Please see attached for minimum soils report
requirements, Once report is received special inspections will be determined.
2) Please add the following information to the site plan. Please redline plans or resubmit three (3)
new site plans scaled no smaller than 1"=20' and one on paper no larger than 8 %Z" x 14".
■ Provide top and bottom wall elevations for proposed rockery at 5' intervals. It appears that a
portion of the wall will be supporting as surcharge at the driveway. Please note per City of
Edmonds Rockery Handout, rockeries are not permitted to support a surcharge. If there is a
surcharge please revise to a retaining wall design and provide stamped and signed details
and calculations.
■ Show portion of deck that is covered.
■ Clarify what point is to be used as the datum point for height calculations. NAVD 88 is too
far offsite for the building inspector to perform height verification. Please choose fixed point
near the site that will not be altered during construction.
3) 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: Jakes Development
7511 176th Street SW
Edmonds, WA 98020
Plan Review # 2007-0267
Date: Thursday, March 29, 2007
EECE # EDM 07-11
Structure
Stated Area
S.F.
Lower floor finished
1385
Main Floor
2478
refinished lower floor
774
Total
4637
Garage
660
Total
5297
Deck Main floor ovet
0" Above Grade
481
Grand total
5778
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.
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EECE#: EDM 07-11
Jakes Development
STRUCTURAL COMMENTS
Sheet A3 FOUNDATION PLAN:
1. AOR, provide analysis for the post bearing on the next to the perimeter wall on the
continuous spread footing. Alternative add a footing at this locations. (One
locations is located at the unfinished rec room.)
Sheet A4 LOWER FLOOR PLAN:
2. AOR provide details on the drawing for the support of the deck over the covered
patio. Details are required to be added to show how the deck will be connected to
the house. For example, how is the ledger attached to the house, the joist
connections to the ledger, and the lateral loads transfer..
Sheet A5 MAIN FLOOR PLAN:
3. AOR, please provide detail for the framing of the deck. This should include all
required connections. The deck is over 30" above grade and with any details
specified there is no way to check load transfer, ledger connections, lateral load
transfer, etc...
Sheet A6 ROOF FRAMING PLAN:
4. Per definitions the roof diaphragm would be classified as having discontinuity due
to the garage wings. Analysis has not considered this. The roof is unblocked and
the interior garage wall does not extend to the roof. The roof diaphragm must be
designed and modify the accordingly to account for the code requirement, due to
discontinuity. IBC 1616.5.1.1 IBC 1620.4.1
Sheet A7 Sections AA and D-1:
5. AOR, please specify the required top flange hanger to use at the floor joist in order
to check capacity.
6. AOR the floor framing run parallel to the retaining wall in some locations. The
floor diaphragm will not support the horizontal forces required so the tension face
is on the inside face of the concrete wall. Either add blocking to resist this forces or
modify the detail and analysis accordingly. AGI 10.3
7. AOR provide analysis for the 16" width footing under the concrete wall will not
exceed the allowable bearing pressure of the soil. The allowable bearing pressure
per the drawings is 1500 psf. {using per foot of wall the maximum force is 2000
pounds per foot of wall (1500 * 16112). Just the weight of concrete alone equals
1116 pounds/ foot of wall. (150*[9.83*8112 +16/12* 8/12]). When including the
Page 3 of 3
EECE#: EDM 07-11
Jakes Development
dead load and live load of the structures above it appears the soil pressure will be
exceeded with a 16" footing. IBC 1801.2
Sheet L1 Details:
8. Detail 1: A lateral restraint panel requires a minimum of double studs at each end.
Current the detail only specifies single studs. Please modify accordingly APA TT -
073B.
Sheet G-1 Typical wall details:
9. Please note on the detail that the vertical steel shall have a 90 degree hook as
required per code. R403.1.3
10. Typical Stair Detail: Please specify the required hanger to support the stair
stringers. I was unable to find where this was specified on the drawings.
11. Design Data: The city of Edmond frost line is 18" not 12" as noted. Please modify
the drawings accordingly. Table 8301.2.
12. Typical wall detail: Please specify the required connection of the gusset plate to the
post. All that is noted is 2x4 gusset plate.
13. Typical wall detail: Please specify the required roof diaphragm nailing. I was
unable to find where this was specified on the drawings. Please add to the drawings
or clarify where this is specified. ( Also see comments under sheet A6)
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
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 sloe unless determined
unnecessary 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
Vni1NDATMN MATU.RTAT qa
For Sl: 1 pound per square foot — 0.0479 kN/m2.
a. When soil tests are required by Section R401.4, the allowable bearing
capacities of the soil 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 be 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 compactcd 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
4E72). Note: The plan must provide for temporary and permanent erosion control and must include footing
drain details.
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Revised 5106
LOAD-BEARING
PRESSURE
CLASS OF MATERIAL(pounds
per square foot
Cr stalline 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 CII)
1,500s
For Sl: 1 pound per square foot — 0.0479 kN/m2.
a. When soil tests are required by Section R401.4, the allowable bearing
capacities of the soil 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 be 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 compactcd 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
4E72). Note: The plan must provide for temporary and permanent erosion control and must include footing
drain details.
3
L:ITEMPIBUlLD1NGIHAND0UT ICODESISFR B73.DOC
Revised 5106