20070525143530.pdfDATE: May 25, 2007
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
TO: Eaglewood Homes
rimetime@comcast.net
FROM: Jenny Readwin, Plans Ex 'n
RE: Plan Check # 2007-0447
Project: SFR
Project Address: 915 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) 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 S 1/2" x 14".
Label covered porch
Specify if concrete wall along North property line is existing or proposed. If proposed
specify top and bottom wall elevations and provide construction detail.
■ Datum point will be difficult for inspector to perform height verification because of
elevation and distance from site. Please choose alternate datum point closet to the site.
2) Show how island sink will be vented through the roof or with a loop vent as permitted by UPC
909.0.Air admittance valves are not permitted unless first approved by the Building Official
under and alternate method per UPC 301.2.
3) See attached structural comments from city consultant. Respond to each item in writing.
Eagle Eye Consulting Engineers, P.S.
PO Sox 523
Olalla, WA 98359
hoytjeter@centug4el.net
360 874 0562
Fax 360 874 0591
To: JoAnne Zulauf
121 5th Avenue N
Edmonds, WA 98020
Re: Englewood Homes
915 Cedar Street
Edmonds, WA 98020
Plan Review # 2007-0447
all
Structure
Stated Area
S.F.
First floor
1512
Second floor
1777
Total
3289
Garage
548
Total
3837
Deck first floor
137
Terrace
497
Porch
96
Grand total
4567
Date: May 14, 2007
EECE # EDM 07-13
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 3
EECE#: EDM 07-13
Eaglewood Homes
STRUCTURAL COMMENTS
Sheet 3 FOUNDATION PLAN:
1. Engineer of Record (EOR), please provide a detail at the multiple stud column at
the center of the garage entry. It is important that this is supported to prevent
lateral translations. I was unable to find the required support at this location.
Sheet 5 LOWER FLOOR PLAN:
2. EOR, it appear there is lateral resistance required between approximated 9 feet off
the end garage wall as shown on sheet L2 of the analysis but none is specified on
the drawings. Please modify accordingly or clarify the analysis submitted.
3. EOR, I assumed the shear wall noted with a dash not specified shall be SWI but
the drawings appear not to specify this. Please note this on the drawings to assure
the wall will be nailed per the shear wall analysis requirements.
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4. EOR, please provide a detail at the multiple studs supporting the 3-1/2X 10-112
glu-lam beams, the diagonal 3-1/2X 11-718 PSL and the 5-1/8X18 beam. It is not
clear how this will be connected or supported as drawn.
5. Ledgers are not approved to be connected with nails when supporting decks. Please
modify accordingly. R502.2.1 IBC 1604.8.3
Sheet 7 MAIN FLOOR PLAN:
6. EOR, please specify the roof area that is transferring shear forces through the
diaphragm to SW5 shall be completely blocked. The exterior wall does not meet
the requirements to transfer lateral shear forces and in order to meet the rigid
provision the diaphragm shall be blocked. IBC 2305.2.5 and IBC 2305.2.2
Sheet 8 ROOF FRAMING PLAN:
7. EOR, please add a collector element to drag the lateral forces into SW5 at the great
room. Since there is no lateral resistance specified on the exterior, since there are
windows, the lateral force must transfer to SW5 but as shown on the roof plan
there is no collector element to transfer this lateral load. Please add the required
collector at these locations.
8.. EOR, the design analysis used a tributary of 16 foot at the shear wall SW5 but the
drawings specify 17'. The other tributary area is 17.5 feet and not 14 feet as used in
Page 3 of 3
EECE#: EDM 07-13
Eaglewood Homes
the design. Why is a smaller tributary area being used to transfer the lateral shear
forces? Please clarify the analysis.
Sheet D1 DETAILS:
9. Detail 4: Please note the vertical bar into the footing shall have a 90 degree hook.
R403.1.3
10. Detail 5: Please note the vertical bar into the footing shall have a 90 degree hook.
R403.1.3
11. Detail 6: Please note the vertical bar into the footing shall have a 90 degree hook.
R403.1.3
12. Detail 7: Please note the vertical bar into the footing shall have a 90 degree hook.
R403.1.3
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
(350) 874-0562 between 8:00 a.m. and 5:00 p.m.
By:
Hoyt Jeter, P.E.
President