20080304120832.pdfor E�,�o City of Edmonds
PLAN REVIEW COMMENTS
4 BUILDING DIVISION
�Sr. 189 (425) 771-0220
DATE: March 4, 2008
TO: Douglas Everett
dreverett52@yahoo.com
FROM: Jenny Readwin, Plans Ex"
in
Plan Check # 2008-0054
Project: New Single Family Residnece
Project Address: 21616 80' Ave W.
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) An additional smoke detector is required in the hallway outside the master bedroom. Please note
on plans.
2) 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 4'
hoytjeter@centurytel.net
360 874 0562
Fax 360 874 0591
To: Gretchen Buck
121 5th Ave N
Edmonds, WA 98020
Re: Emerald Pacific Homes
21616 80th Ave W
Edmonds, WA 98020
Plan Review # 2008-0054 EECE # EDM 08-07
Plan review number 01
Structure
Stated Area
S.F.
Main Floor
1855
Upper Floor
600
Total
2455
Garage
650
Total
3105
Peck Main floor
64
Grand total
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 4
Plan Review Number 01
EECE#: EDM 08-07
Emerald Pacific Homes
2008-0054
STRUCURAL COMMENTS
General
1. Engineer of Record (EOR), the seismic analysis state ASCE 7-02 was used on page
EF4. Please modify to the IBC 2006 accordingly.
Sheet A4 Foundation Plan and Main Floor Framing Plan
2. EOR, please specify the required connection of the 2x8 ledger to the concrete wall.
I was unable to determine this from the drawings
3. EOR, U hangers are not approved to be used in contact with pressure treated
ledger. Simpson Face Mount Hanger C-2008 catalog. Please modify accordingly.
R319.3
Sheet A5 Main Floor Plan and Upper Floor Framing Plan
4. EOR, please provide a detail for the connection of the 5-114 X 14 and 3-112 X 11-
1/4 to the 4x6 post noted on the sheet.
5. EOR, please provide a detail of the connection of the 4X12 dropped 1'7 and 4x12
dropped 1'2 at the corner of the opening in the floor diaphragm.
6. EOR, please provide a detail for the cantilever beam mark (1-12) connection to the
supporting Post.
7. EOR, please provide analysis for the deck joist beam rip %a" per foot. This effect
the section property of the member. Also please note the minimum depth required
to assure the joist are not over ripped.
Sheet A6 Upper Floor Plan and Roof framing Plan
8. EOR, please provide a detail for the connections of beam mark 1-13 and 1-22. The
beams have different width and frame into the same post. Please add a detail how
this is to be constructed/supported.
Sheet S 1 Lateral- Shear Walls, Hardware, Structural Notes & Details From Engineer
9. Details PF: EOR please specify the height on the plan for the portal frame. The
detail state per plan but this information is not on the plan. Please add this
information. (Also, The APA TT -100 is not valid for the 2006 code see either IBC
Figure IBC Figure 2308.9.3.2 or IRC Figure R602.10.6.2)
Page 3 of 4
Plan Review Number 01
EECE#: EDM 08-07
Emerald Pacific Homes
2008-0054
10. Detail PF: EOR, please specify the width on the plan for the portal frame. The
detail state per plan but this information is not on the plan. Please add this
information.
11. Detail PF: EOR, please specify the required plate washer for the portal frame.
3X3X.229 is required. IBC 2305.3.11
12. Shearwall schedule: EOR please modify note 5 to state single 3X and the nails
shall be staggered. When the shear nailing is at 2" O/C this must be used. IBC table
2304.6.4.1 footnote e
13. EOR, I was unable to find where the anchor bolts plate washers were specified.
This has been modified from the 2003 international codes. Please clarify where this
information is specified. Also, note the plate washer is required to be 3 x 3 x .229"
plate washers at all anchor bolts. (STRUCURAL NOTES/ FOUNDATIONS/
SILL PLATES state 300116 but this is not correct) R602.11.1. and IBC
2305.3.11
14. Detail FWS: FOR, please specify the required 90 degree for the stem
reinforcement into the footing. WSA IRC 403.1.3
15. Detail FWS: Please update the notes to the current code at this time. The 2003 is
not the adopted code.
Sheet S2 Lateral- Shear Walls, Hardware, Structural Notes & Details From Engineer
16. EOR, please provide analysis for the 2x8 ledger using #12 wood screws to support
the design loads. Also please provide a detail at this location. What are the screws
attaching to? It is not clear how this will be constructed.
17. EOR, please specify the required beams size note Beam on this sheet. I was unable
to determine what would be used at this location.
18. EOR, please specify the required footing supporting the 4x4 post off the living
room exterior wall. I assume it would be footing mark F2-4.but it was not clear
what would be built at this location.
Sheet S3 Lateral- Shear Walls, Hardware, Structural Notes & Details From Engineer
19. EOR please specify the required anchorage for the trusses to the supporting
member. This is required to be done by the design professional. IBC 2304.1.6
Page 4 of 4
Plan Review Number 01
EECE#: EDM 08-07
Emerald Pacific Homes
2008-0054
20. EOR, please provide a detail for the post supporting beam mark 1-9 and 1-10. With
different width a detail is required to show how the forces will be transferred.
21. EOR please provide a detail at the (3) studs supporting the beam mark 1-5 and 1-6
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 8:00 am. and 5:00 p.m.
LO
Hoyt Jeter, P.E.
President