20070726091629.pdfor ED City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
Est g90 (425) 771-6220
DATE: July 26, 2007
TO: Jordan Kostelyk
jordyk@earthlink.com
FROM: Jenny Readwin, Plans E *mine
RE: Plan Check 4 2006-1298 and 2006-1299
Project: 2 duplexes
Project Address: 7510 and 7512 210th St SW
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 items below to a
Permit Coordinator.
1) 7/26/07 New site plan submitted needs the unit numbers (there are references throughout the
plans to unit numbers so this must be on the plan), window bumpouts on untis 1 &3 with
setbacks shown, to and bottom rockery wall elevations
Lop with fence shown above, label decks
and covered porches and include in height rectangle. 3/30/07 Still need all utilities, setbacks
to buildings, based on topography height calculations can not be "typical"for both buildings
and all 4 points are not the same elevation. Please re -calculate height. Site plan is missing
many of our minimum submittal requirements (i.e. topography elevations, utilities, eaves, height
calculations, datum point, impervious surface calculations, lot coverage, etc.). See attached
sample site plan. Please submit 3 new site plans scaled no larger than 1"-20' and one on no
larger than 8 %2" x 14" size paper.
2) ok
3) ok
4) ok
5) ok
6) ok
7) ok
8) ok
9) ok
10) ok
11 7/26/07 Fire block material and locations must be shown on details 4, 11 and 15. General ,
note will not be sufficient. Please add to details.3/30/07 R317.1 requires the 1 -hr wall to
extend to the underside of the roof sheathing. Revise section 15 on sheet 4 to reflect Still
need details 4, ll and 15 updated to show fire block and the floor and ceiling levels and attic
draft stopping for attic area. Please incorporate this information into details. For dwelling
unit separation provide copy of listed and tested 1 -hr wall assembly (see attached samples) and
incorporate requirements into details 4, 11 and 15. Also add fire block information at the floor
and ceiling levels and add attic draft stopping information to the details.
12) 7/26/07 See attached additional comments. 3/30/07 See attached additional comments. See
attached structural comments from city consultant. Respond to each item in writing.
13) 7/26/07 Provide letter from Geotechnical Engineer of Record statin.- that they have reviewed
the plans and that they are consistent with their report recommendations. New based on
Submitted Geotech Report. Please provide temporary shoring plan as mentioned in the Geotech
report showing top and bottom wall elevations for all proposed retaining wall. If heights will
exceed 4' then a detail and calculations stamped and signed by a Washington State Licensed
Professional Engineer are required. If they exceed 8' then peer review will be required. See
attached retaining wall handout.
14) ok
15) ok
Page 2 of 2
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: Kostelyk Duplex Date: July 6, 2007
7510 & 7512 210th Street SW
Edmonds, WA 98020
Plan Review # 2006-1298 & 2006-1299
EECE # EDM 06-66 (3)
Third Comment letter
Unit 1 and 2
Structure
Area S.F.
Main floor
1280
qpper floor
2126
Total
3406
Garage
960
Total
4366
Deck Unit 2
85
Grand total
4451
Unit 3 and 4
Structure
Area S.F.
Main floor
1280
Upperfloor
2126
Total
3406
Garage
960
Total
4366
Deck Unit 2
85
Grand total
4451
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.
I
Page 2 of 3
EECE#: EDM 06-66 (3)
Kostelyk Duplex
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 perrnit approval.
STRUCTURAL COMMENTS
General
1. Please have engineer of record review the drawings before resubmitting to
assure the information is transferred according to the analysis. This still has not
been done. Please either submit a letter stamped by the engineer of record that he
has reviewed the drawings in compliance with the analysis or have the engineer of
record add to the drawings (with his signature and stamp on each sheet) that he has
reviewed the documents.
Sheet 2 TYPICAL WALL SECTION & UPPER FLOOR FRAMING & MAIN FLOOR
PLAN:
2. 2.2. EOR please sped the required connection of the Glu -lam beam to the post
supporting it. All post to beam connections should be clearly identified on the
drawings. IBC 2304.9.7 The drawings now specify EPC, but what is the post being
used to support the glu-lam beam? This needs to be clearly specified on the
drawings. Also, the base of the post should be clearly noted on the drawings.
Please specify this and provide a detail for the post to beam requirements including
the connections. The post base is still not specified as required per code. Please add
this information to the drawings.
3. 4. 6. EOR please clarify the joist call out of TJ1350. This is not manufactured any
more. Please modify accordingly. Truss joist catalog. The new drawings now
specify TJI 11-7/8 360. Based on the span of 20 feet, the allowable LL shall not
exceed 51 pif and a total load of 97. A live load of 40 psf @ 16" O/C is 53.3 plf.
This exceeds the 51 plf. Also note the span table in TH shall be reduced 6" when
the floor is only nailed and not glued. The drawing now has been modified to
specify 3-1/2X 11-7/8 timber strand but the joists to be used at other locations are
not specified. Modify the drawings to clearly show the required joists to use for
this structure or note to use 3-1/2X11-7/8 timber strand throughout.
Sheet 3 FOUNDATION PLAN:
4. 8. 13. EOR please specify the required connection of the 6X8 beam to the
perimeter wall. IBC 2304.9.6 Drawings state to cantilever the ends. Submit
Page 3 of 3
EECE#: EDM 06-66 (3)
Kostelyk Duplex
analysis for this alternate live load on the member to show compliance with the
code. The drawings now have an added post to support the ends. Provide an
analysis and details for the post bearing on the wall footing as shown. With a wall
thickness of 18" this only leave 5"on each side (18"-8" wall = 10"/2 =5"). Please
submit an analysis and details for this location and modify the drawings
accordingly.
Sheet 4 ROOF FRAMING PLAN & UPPER FLOOR PLAN:
5. guard rails at the opening below. Nothing is specified on the drawing to transfer
the code required forces. Please mod6 accordingly. IBC 1607.7.1. A detail has
not yet been added for this guard rails. Please add this information to the
drawings. Details still are not added to the drawings. Please add a detail to show a
complete load path.
6. 14. 19. EOR please modem detail 15 in order to maintain the required separations
as required between units. Currently as the detail shows this does not meet the
code requirements. R317. This still has not been modify as required per the
building code. The code requires each of the units to be separated. As drawn this
will not be accomplished. Also the separation wall has to extend to the underside
of the roof sheathing. Just notes on drawings are not sufficient to meet the code
unless details reflect these notes. Currently the notes are not reflected in the details.
Please modify accordingly. Please submit a detail at the base and not only at the
top of the wall. More information is required to show compliance with the code.
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-
6562 between 8:00 a.m. and 5:00 p.m.
By:
Hoyt Jeter, P.E.
President