20071121113733.pdfOV o
Fs r. 1890
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425)771-0220
DATE: November 21, 2007
TO: Zimmerlund Construction, Inc.
szimmerlund@msn.com
FROM: Jenny Readwin, Plans E4
RE: Plan Check # 2007-1039
Project: New SFR
Project Address: 9819 224th 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) 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: Marie Harrison
121 5th Ave. N.
Edmonds, WA 98020
Re: Zimmerlund Residence
9819 224th St. NW
Edmonds, WA 98020
Plan Review # 2007-1039
Date: November 7, 2007
EECE # EDM 07-54
e
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, Ordinance, Energy and Ventilations and
indoor air quality (V&L4QQ 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.
First floor
1418
Second floor
1644
Total
3073
Garage
667
Total
3740
Covered Area
160
Upper Floor Deck
120
Grand total
I4020
EECE # EDM 07-54
e
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, Ordinance, Energy and Ventilations and
indoor air quality (V&L4QQ 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 5
EECE#: EDM 07-54
Zimmerlund Residence 2007-1039
STRUCTURAL COMMENTS
General
1. The design analysis shows a member being overstressed. Please submit analysis for
the member not to be overstressed and modify drawings accordingly.
2. Please note on the drawing that the bottom chord of the roof trusses shall be
designed for a live load of 20 PSF. Table R301.5
3. Architect of Record (AOR), please submit analysis for the Beam U01 through U05.
This was not in the submitted documents.
4. Design analysis state shear wall shall be P2-3 but this wall is overstressed. Please
modify accordingly.
5. Design analysis appears not to have beam U10 and U11 design. Please note for
beam U10 the beam is dropped and only will have a connection at the beam U08.
Analysis must account for the unsupported compression zone based on the
locations supported. Please modify accordingly.
Sheet A4: Foundation Plan/ Main Floor Framing Plan
6. AOR, please specify the required footing under the post supporting the covered
entry. Noting is specified at this time.
Sheet A5: Main Floor Plan/ Upper Floor Framing
7. AOR, please specify the required connection of the 2X10 joist bearing on the
dropped beam. I was unable to determine this from the drawings.
8. There is no information for the attachment of the deck ledger. Please add this
information to the drawing. R502.2.2
9. AOR, please provide a detail for the connection of the beam marked UOI to U04.
The joists have a depth of 9-112" and the beam (U01) the depth is 9". Since there is
a different depth, a detail is required at these locations to show proper beam to
beam connections.
10. AOR, please provide a detail for the connections of the U17 and U18 beam
intersections at the 6X8 post diagonally. A detail is required at this location to
assure complete code required load transfer. Please add this to the drawings.
11. AOR, Please clarify the post to beam connection for the 6X10 to the 8-3/4 GLB.
Page 3 of 5
EECE#: EDM 07-54
Zimmerlund Residence 2007-1039
12. AOR, provide analysis for only (2) studs to support the 8-314X9 GLB at the
exterior wall. Also specify the required connections.
Sheet A6: Upper Floor Plan/ Roof Framing Plan
13. Engineer of Record (EOR), please provide analysis and detail for the half wall to
resist the code prescribed guardrail forces.
14. Please specify the required blocking in the floor diaphragm to transfer the shear
wall forces where the exterior shear walls that intersect at the opeing in the floor
diaphragm. The shear walls are P 1-4 and currently there is not any method to
transfer these forces. Please modify accordingly.
Sheet A8: Building Sections
15. EOR please provide analysis for the 2x6 hem -fir #2 exterior stud walls to support
the design loads for 18 foot clear span. (Also note there are window openings in
this wall that must be accounted for) The code requires the maximum unsupported
height to not exceed 10 feet unless analysis is submitted to justify.
Sheet S 1: Lateral/ Shear Walls
16. The drawings specify a P2-2 shear wall but this wall is not shown in the shear wall
schedule. Please modify accordingly.
17. The design analysis shear wall requirements appear not match analysis. Please
modify accordingly.
18. EOR, please verify location of the hold downs shown on the main floor shear wall
& hardware plan. Hold downs shall be placed at each end of the shear wall.
Currently the diagonal wall shows the hold down on the interior of the wall. Please
clarify on the response.
19. EOR, please provide analysis to justify that the hold down is not required for the
shear wall P1-4 at the opening in the floor diaphragm.
Sheet S2: Lateral/ Details
20. Detail 14: This detail is being specified where the lateral shear force will exceed
150 pl£ Toe nailing can not be used to transfer forces that exceed this. Please
modify accordingly. IBC 2305.1.4
ORDINANCE COMMENTS
General
Page 4 of 5
EECE#: EDM 07-54
Zimmerlund Residence 2007-1039
21. Please specify the required light activation at the top and bottom of the stairs, per
R303.6.1.
22. Please note on the drawings the required fire blocking information on the
drawings. I was unable to find where this was specified. R602.8
Sheet A4: Foundation Plan/ Main Floor Framing Plan
23. The drawings do not show one vent with -in three feet of each corner. For example
the exterior wall at the den room. Please modify accordingly. WSA R408.2
Sheet A5: Main Floor Plan/ Upper Floor Framing
24. Please specify on the drawings that the all penetrations through the separation wall
between the house and the garage shall be protected by filling the opening around
the penetrating item with approved material to resist the free passage of flame and
products of combustion. R309.1.2
Sheet A6: Upper Floor Plan/ Roof Framing Plan
25. AOR, please provide a guardrail detail for the deck shown for the upper floor. All
that is noted is notes without any details. Please add this information to the
drawings. R312
26. AOR, please provide details on the drawing for the half wall (guard) noted at the
opening to the floor below. R312
27. It does not appear the number of roof vent required per sheet A2 does not matches
this sheet. For example there appear not to be 20 vents specified for the upper roof
and 3 vents for the low roof. Please clarify on the drawings where the required
numbers of roof vents are required to be located. R806
Sheet A8: Building Sections
28. Please note on the drawings the required fire blocking information on the
drawings. Heights will exceed 10 feet. I was unable to find where this was
specified. R602.8
Energy Comments
Prescriptive method used:
No comment at this time.
Ventilations and Indoor Aix quality Comments
Page 5 of 5
EECE4: EDM 07-54
Zimmerlund Residence 2007-1.039
No comment at this time.
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 5:00 a.m. and 5:00 p.m.
Hoyt Jeter, P.E.
President