20080226120717.pdfCity of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
L's r. sago (425) 771-0220
DATE: February 26, 2008
TO: Michael and Candace DeDonker
Candace@sprynet.com
FROM: Jenny Readwin, Plans Ex ine
RE: Plan Check # 2008-0024
Project: New Single Family Residence
Project Address: 1567 9th Ave N.
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.
■ On of the site plans shows proposed 15" access easement under separate permit. Please
provide copy of recorded easement and change note on plans. This can not be under separate
permit because we can not issue a permit for a new Single Family Residence without access.
■ Label all covered porches.
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 %2" x 14".
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) Minimum 100 cfm fan is required over the stove. Note on plans.
4) Handrails are required for 4 or more risers. Please show all interior and exterior handrails on the
plans.
5) Provide attic ventilation calculations according to R806.2 (1 square foot for every 300 square
feet of attic space if using both eave and ridge vents and 1 square foot for every 150 square feet
if not).
6) See attached structural comments from city consultant. Respond to each item in writing.
Eagle Eye Consulting Engineers, P.S.
PO Box 523
01alla, WA 98359
hoytjeter@centurytel.net
360 874 0562
Fax 360 874 0591
To: Theresa Umbaugh
121 5th Ane N
Edmonds, WA 98020
Re: DeDonker Residence
1567 9th Ave N
Edmonds, WA 98020
Plan Review # 2008-0024 EECE # EDM 08-02
Plan review number 01
Structure
Area S.F.
Main floor
3050
Total
3050
Garage
830
Total
3880
Covered Patio Kitchen
315
Covered Entry Patio
150
Covered Dining Room Patio
42
rand total
4387
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 Struetural 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
Plan Review Number 01
EECE#: EDM 08-02
DeDonker Residence
2008-0024
Structural Comments
General
1. The design analysis shows the retaining wall baring pressure exceeding the
allowable. Modify analysis and drawings accordingly.
2. Please note on the drawing that roof trusses on the bottom chord shall be designed
for live load of 20 PSF. Table 8301.5 attic with limited storage.
3. Design analysis state and used the 113C 2003. This is not the adopted code at this
time. Please resubmit in compliance with the 113C 2006 and ASCE 7-05 or show
the design values used exceed the minimum code required design values. Design
value for the seismic maybe obtained at the following website:
hW2://earthquake.usgs.gov/research/hazMa
2s/design/. Please modify accordingly.
Sheet AO Cover Sheet
4. Please update the design data to the adopted code. The 2003 code is not the
adopted code at this time.
Sheet Al Elevations
5. Architect of Record (AOR), please provide details for the attachment of the wall
veneer on the drawings. Nothing is specified at this time. IRC chapter 7
Sheet A2 Foundation Plan
6. AOR, please specify the required connection to the TH joist to the supporting
beams. Nothing is specified at this time.
7. AOR, please submit sheet L1. There are details that reference this sheet but sheet
L1 was not in the submitted set. Please submit this upon response.
Sheet A3 Foundation Details
8. Detail 1: The design analysis specifies reinforcing steel for the 10' high wall to be
# 5's at 6.25". The drawings do not reflect this as required. Please modify
accordingly.
9. Detail 1: Code requires the minimum protection for # 6 bars shall be 2". The
drawing state 1 1/z" clearance. Modify analysis and detail accordingly.
10. Detail 1: Engineer of Record (EOR), Submit design analysis for 14" retaining wall.
Page 3 of 5
Plan Review Number 01
EECE#: EDM 08-02
DeDonker Residence
2008-0024
11. Detail 1: EOR, Please clarify F primes of C equals 2000 PSF. I believe this is a
misprint and this should be 2000 PSI.
12. Detail 1: EOR, the footing reinforcement specified does not match the design
analysis.
13. Detail 1: EOR, please submit geotechnical repot to justify a coefficient of soil
friction to be .4. Without geotechnical report table IBC 1804.2 must be used.
14. Detail 4: Code requires a 3x3 washer. Please note the plate washer is to be 3 x 3 x
.229" as required at all anchor bolts. R602.11.1. and IBC 2305.3.11. Please
modify accordingly IBC 2503.311.
Sheet A4 Main Floor Plan
15. AOR, please specify the required connection of beam mark FB -1 and RB -1 to the
supporting three 2x4's.
16. AOR, please provide detail for the support of FB -1 and FB 1.1 being supported by
a 4x12. This beam also is noted as a drag strut which must be flush with the floor
system.
17. Please specify the required connections of the 6x10 beam at the covered porch.
Nothing is specified at this time.
18. The drawings state lateral restraint panel to be used with out specifying the beam
size. The beam shall have a nominal depth of 12". Please modify the drawings and
analysis for the use of lateral restraint panel as required per code. Figure
R602.10.6.2
Sheet A5 Roof Framing Plan
19. AOR, please specify the required connections of the RB -1 to the supporting glu-
lam beam. How is this member being positively connected?
20. EOR, pleas: specify the required anchorage of the truss to the supporting
structures. The IBC required the register design professional to specify this. IBC
2303.4.1.6
21. Please note on the drawing roof trusses on the bottom chord shall be designed for
live load of 20 PSF. Table R301.5 attic with limited storage.
Page 4 of 5
Plan Review Number 41
EECE#: EDM 08-02
DeDonker Residence
2008-0024
Sheet A6 Sections
22. The design analysis for the retaining wall has not included any surcharge due at the
garage locations and the Sun Patio retaining wall. Analysis and details are required
for this area. Also, a detail should clearly referenced how this area will be
constructed in order to complete the review. IBC 1806
Sheet A7 Sections and Details
23. The design analysis for the retaining wall has not included any surcharge due at the
garage locations and the Sun Patio retaining wall. Analysis and details are required
for this area. Also detail should be clearly referenced how this area will be
constructed in order to complete the review. IBC 1806
Sheet D1 Typical Details
24. Detail 5: This detail state see detail 4/D3 for steel layout. This detail does not state
any requirements for the placement of the steel. Please clarify on the response.
25. Detail 1: AOR, please specify the required hanger to support the stair stringer. All
that is noted is hanger.
26. Detail 1: AOR please specify the required connections of the stair stinger at the
bottom run. Nothing is specified at this time.
27. Detail 4: Please modify the plate washer to the adopted code. It must be a
minimum of W. R602.11.1. and IBC 2305.3.11.
28. Detail 6: Please modify the plate washer to the adopted code. It must be a
minimum of 30. R602.11.1. and IBC 2305.3.11.
29. Detail 2, 6: Please modify the section to the IBC 2006 and not the 2003. The 2003
is not the adopted code at this time.
Sheet D2 Typical Details
30. Detail 4: AOR, please specify the required connection of the 2x12 rafter to the
supporting beams. Nothing is specified at this time.
31. Detail 3: AOR, please specify the required connection of the 4x4 block to the top
plate to resist the force induced by the 4x6 brace. Toe nail will not resist this force.
Please modify accordingly.
Page 5 of 5
Plan Review Number 01
EECE#: EDM 08-02
DeDonker Residence
2008-0024
Sheet D3 Typical Details
32. Lateral Restraint Panel. AOR, please specify the required top plate connection to
the header beam. IRC Figure R602.10.6.2
33. Detail 2: This detail appears to be used Where shear force will exceed 150 plf. The
code does not allow toe -nails) to transfer more then 150 plf Please modify
accordingly. IBC 2305.1.4
34. The shear wall table notes are per the IBC 2003 not the IBC 2006. Please modify
accordingly. The 2006 has been modified compared to the 2003.
35. Please modify the shear wall table to state 3x3 washers shall be used and not 2x2.
This has been changed in the 2006 code. R602.11
Sheet C1 Site Plan
36. It appears based off the Site Plan there will be retaining walls over 4 feet. Please
submit details and analysis for the retaining wall. Mitchell engineers have some
details but these details are not on the drawings. Please add these to the drawings
and clearly reference them where they shall be used.
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 (3 60) 874-
0562 between 8:00 am. and 5:00 p.m.
LO
Hoyt Jeter, P.E.
President