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20080219094918.pdfor EDS City of Edmonds Al ? ON .t,...E,E,....= PLAN REVIEW COMMENTS BUILDING DIVISION �sr. ts9° (425) 771-0220 DATE: February 19, 2008 TO: Zimmerlund Construction Inc. szimmerlund@msn.com FROM: Jenny Readwin, Plans Ex ine RE: Plan Check # 2008-0021 Project: New SFR Project Address: 9815 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) Please add the following information to the site plan. ■ Datum point chosen will be too difficult for inspector to perforin height verification on this house. Please choose alternate datum point (i.e. Since lot 4 is still vacant possibly the fire hydrant at corner of 98th and 224t".) ■ Show garage man door landing on the site plan. You may redline plans or resubmit three (3) new site plans scaled no smaller than 1"=20' and one on paper no larger than 8 %" x 14". 2) Provide footing drain detail on foundation sections complying with R405.1 (see attached sample). 3) See attached structural comments from city consultant. Respond to each item in writing. Foundation Drainage Examples Footing drains are required for concrete or masonry foundation walls that retain earth and enclose habitable or useaOle space located below grade - IRC 405.1 Grade shall slope away from 6" minimum wood- ` foundation walls minimum 6 earth separation inches within the first 1©feet k +o 1=1111 I I =11111= Filtermembrane I_( (1111 - 11111 III 4" perforated drain pipe in washed gravel or crushed rock {minimum one sieve size larger than the opening orperforationj�f l-fabitable or useable space below grade 01111111 Footing drains are required for crawlspaces if topography does not allow for minimum 6 inch slope away from the foundation wall within the first 94 feet - IRC 409.3 6" minimum wood - earth separation M 2- LI - - �11Filter membrane 4" perforated drain pipe in Crawlspace _ washed gravel or crushed rock (minimum -one sieve size larger than the opening ' Orp@rf6ratlon) ��II�-••••••-• ;QFµ',-�� I1= ATTACHMENT C1. L'Stempihuildinglhaida.sL5Lla1tac5mr�3C1-vsd -4IOFi - - 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 Ave, N Edmonds, WA 98020 Re: Zimmerlund Construction Inc.Lot 3 9815 224th St. NW Edmonds, WA 98020 Plan Review # BLD2008-0021 Plan review number 01 Structure Stated Area S.F. First floor 1709 Second floor 1801 Total 3510 Garage 735 Total 4245 Covered Porch Grand total EECE # EDM 08-01 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 pians 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 4 Plan Review Number 01 EECE#: EDM 08-01 Zimmerlund Construction Inc.Lot 3 2008-0021 STRUCURAL COAVAENTS General 1. AOR, please note the bottom chord of the roof trusses shall be design for a live load of 20 ps£ The drawings not to not allow enough room for attic space but the building sections do not reflect this. Please modify the details to reflect the requirements to not allow attic with limited storage. TBC table 1607.1. 2. The design analysis submitted shows sections being inadequate to support the design loads. Please modify the drawings and analysis accordingly. Sheet A3: Details Sheet 3. Detail 6: AOR, please specify the required attachment for the blocking member to the mud sill. Toe nailing can not be used to transfer more than 150 pl£ The required connections should be specified at this location. 4. Detail 8: AOR please provide analysis for the 518"X4" lag bolt @12" OIC with a 2x8 ledger to support the design loads. It appears this will not support the design loads. Sheet A4: Foundation Plan & Main Floor Framing Plan 5. AOR, submit analysis or the 2x8 ledger to support the design loads. U28 can not be used in contact with pressure treated wood. Please modify accordingly. See Corrosion information's per Simpson catalog. Sheet A5: Main Floor Plan & Upper Floor Framing Plan. 6. AOR please specify the required post to beam connections for the 4x4 post supporting beam mark U10, (Note there are other locations where the post to beam connections is not specified) 7. AOR, please provide a detail for the beam UO3 dropped. How is the compression zone of the beam being braced? With the beam being dropped this appear not to be the case. The analysis assumes the top to be continuous braced. Please add a detail at this location to justify the design. 8. AOR please specify the required connection of the beam mark U08 to the 6x6 post in the wall. I was unable to find where the positive connections were clearly specified. Page 3 of 4 Plan Review Number 01 EECE#: EDM 08-01 Zimmerlund Construction Inc.Lot 3 2008-0021 9. AOR, please specify the required connection of the 6x6 post to the 6x12 beam at the exterior wall in the garage. U04 frames into this beam. Sheet A6: Upper Floor Plan& Roof Framing Plan 10. AOR, please specify the required connection of the R06 beam to the R04 beam. Nothing is specified at this time. 11. AOR, please specify the required connection of the truss to the 4x6 post. This is required to be specified on the drawings. IBC 2303.4.1.6 & R802.10.1 R802.10.3 and R802.10.5 12. AOR, please provide a detail at the low roof and the master bedroom exterior wall. The roof is at a different plans and a detail is required here to show what is being built. It is not clear based off the typical details and the roof plan. Please add this information to the drawings. Sheet A9: Building Sections 13. AOR, please specify the required fire blocking for walls. R602.8 Sheet S 1: Lateral, Shear Valls & Hardware 14. EOR, please specify the required collector element and the required connections for the interior shear walls. These collector elements must drag the lateral shear force into the vertical resisting shear walls. The drawings do not show these elements or the required connections. IBC 2305.1.2 Sheet S2: Lateral, Details, Structural Notes From Engineer 15. Shearwall Schedule. EOR please modify the Shearwall schedule to state single 3 x member shall be used when nail spacing at 2" OIC. IBC 2306.4.1 footnote e 16. Shearwall Schedule: EOR please modify the shear wall schedule to state the nails shall be staggered when the nail spacing is @ 2" O/C. IBC 2306.4.1 footnote e. 17. EOR, please submit analysis for the two 2X member being stitched together to transfer the design forces. IBC 2306.4.1 footnote i. 18. EOR, please note the nailing for the stitched member together shall be staggered. IBC 2306.4.1 footnote i. Additional corrections may be required following receipt of corrections and additional information as requested. Page 4 of 4 Plan Review Number 01 EECE#: EDM 08-01 Zimmerlund Construction Inc.Lot 3 2008-0021 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: Z �- Hoyt Jeter, P.E. President