2009-0345 Jorgensen SFR.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: July 1, 2009
TO: Kristin Hanson
hansondesign@hotmail.com
FROM: Leif Bjorback, Assistant Building Official
RE: Plan Check: 2009-0345
Project: Jorgensen residence
Project Address: 1122 Vista Place
During review of the plans for the above noted project, it was found that the following information,
clarifications or changes are needed. Please provide written responses as to where the changes can
be found on the plans, and submit revised plans/documents to Marie Harrison, Senior Permit
Coordinator. Thank you.
1.Please indicate on the plans the fuel type used for the furnace. The Energy Worksheet indicates
that it will be gas fired.
2.For the water heater, please indicate the fuel type, seismic strapping and an expansion tank. Also
indicate whether it will be raised 18 inches above the garage slab or be of a Flammable Vapor
Ignition Resistant (FVIR) type. UPC 508.2, UPC 608.3
3.The window well at Bedroom 5 must project a minimum of 36 inches out from the house. Please
modify this detail on sheet 2 to match the detail on sheet 11. R310.2
4.Indicate on the plans that the garage slabs are to slope toward the overhead doors. R309.3
5.Show the whole house fan size, and describe the whole house exhaust method to be used on the
plans. Coordinate this information with that on the Energy and Ventilation Worksheet.
6.Indicate a loop vent or other conventional vent at the kitchen sink. Air admittance valves are not
permitted. UPC 909.0
7.On page 8, detail B, please show dampproofing at the Bedroom 5 basement wall that is below
grade. R406
8. On page 8, detail B, indicate the type of insulation to provide R21 in the 2x4 furred wall or
show as a 2x6 wall to accommodate R21 batt insulation.
9.On page 9, detail C, show the vapor barrier to be used on the exterior walls. The Energy
Worksheet indicates kraft faced batts, but this information does not show up on the plans.
10.On page 9, detail C, indicate filter fabric surrounding the drain gravel. R405.1
11.On page 9, detail D, indicate a minimum of ¼ inch per foot slope on the waterproof deck.
R905.15
12.On page 9, Handrails text should read: Req if more than 3 risers, (not 4). R311.5.6
13.Include drainage for the retaining wall in detail CFI/S2 as per the soils report. Additional
information may be necessary from the geotechnical engineer to design an adequate drainage
system for this wall.
14.Please address the attached structural comments from Eagle Eye Consultants.
STRUCTURAL COMMENTS
General
1.EOR, the retaining wall analysis submitted shows the wall would not meet the safety factor
of 1.5 for sliding. Please modify the drawings and analysis accordingly. IBC 1806
2.Please submit geotechnical report showing the soil test borings locations. IBC 1806.2
3.The geotechnical report recommends the building set back for the toe of the slope be 10 feet.
Please add this to the drawings.
4.Design analysis used a passive pressure of 350 pcf but the geotechnical report states the
maximum shall not exceed 250 pcf. Please modify accordingly.
Sheet 3 Upper floor
5.There is no lateral resisting for the deck being shown on this level. The gravity loads are
supported but not the lateral loads. Are X-bracing, knee bracing, etc required? Please modify
accordingly.
Sheet 4 Foundations
6.Please specify the required post size to be used at the splices in the wood beam.
7.EOR, please provide analysis for the footing specified on this sheet. This was not in the
engineering analysis at this time.
8.The design analysis submitted for the wall used a grade 60 steel but the details state to use
grade 40 for the #4. Please submit analysis for grade 40 steel for the wall on this sheet to
support the design loads.
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9.EOR, please specify the size of the footing supporting the post at the edge of the building.
The drawings show the footing being extended but the size is not specified.
Sheet 5 Lower Floor Framing
10. EOR, please provide analysis for the 2- ½ diameter bolts @ 16 O/c for the ledger to
support the design loads.
11. EOR, please submit analysis for the 4X8 beam supporting the point load of the post above.
Sheet 6 Upper Floor Framing
12.EOR, please submit analysis for the 2x10 ledger with 1/2" lag screws @ 16 O/C to support
the design loads.
13.EOR, please specify the required post and connection for the 3-1/2X11-7/8 PSL In the
garage area.
14.EOR, it appears full live load was put on the cantilever beam in the design. This will cause
the maximum reaction at the center post but for the back post the live load should not be
applied on the cantilever portion. Please resubmit analysis for this case.
15.EOR, the interior walls that are bearing have different depth joists on each side. Please
provide a detail how the joist are supported when the joist are different depth. For example,
the 11-7/8 bearing on the hallway wall/beam and the hallway joist is only 9-1/2 deep and
bedroom joist are 11-7/8. All details show the joists the same depth. Please clarify the
drawings for this case.
16.There is no lateral resisting for the deck being shown on this level. The gravity loads are
supported but not the lateral loads. Are X-bracing, knee bracing, etc required? Please modify
accordingly.
17.EOR, please specify the required connection of the 4x12 (beam mark 1-6) to the 4X12
header (beam mark 1-8).
18.EOR, please specify the required connection for the 4X12 (Beam mark 1-21) and where the
header beam 4x12 (Beam mark 1-8) frames in at the jamb.
19.EOR, please specify the required hanger to be used for the 2x12 sloped 1/8:12 noted on the
drawings.
Sheet 7 Roof Framing
20.EOR, please clarify the straps noted at CT/S and CTP/s. I was unable to determine the size
of these straps in order to justify capacity.
Sheet 8:
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21.EOR, please provide analysis for the surcharge of the upper garage on the concrete wall
shown. This was not in the submitted analysis.
Sheet 9 Typical Wall C Deck Sections D and Stairs/Railing
22.Detail D: EOR, please submit analysis for the deck ledger connection to the house to support
the design loads. ½ Lag spaced @ 16O/C appear not to be able to support the loads. Nails
are not allowed to resist the design forces subject to withdrawal. IBC 1604.8.3 IBC 1604.8.1
23.Please specify the required attachment of the stair stringers and the required size. This is not
noted on the drawings in order to check capacity.
24.Deck Detail: Please provide analysis for the 3-8d toenails into the beam to resist the uplift
loads on the joist.
Sheet S1
25.Structural notes: EOR, please clarify that the noted collector shall be nailed continuously. It
does not appear the nails and spacing is noted on the drawings. Please modify accordingly.
26.Shear wall schedule: EOR please note the 2 nailing shall be staggered and member shall be
3-x member. IBC 2306.4.1 footnote 3
Sheet S2
27.EOR, please dimension the required height of the soil over the toe. The analysis used 66
inches but is not clear based off the drawings that this is the height above the toe.
28.CF1: EOR, the text for the vertical reinforcement for 6 wall is not readable. Please modify
the drawing in order to read the drawings.
29.Design detail states the passive pressure shall be 350 psf but the geotechnical report states
the maximum shall not exceed 250 psf. Please clarify why a larger amount of passive
pressure can be used.
30.FCS: EOR, please justify the vertical steel #5 @ 12 O/C. The analysis required #5 @ 6. It
appears the intent is to use the dowel. Please submit analysis for where the bar shall be cut
off. The bar must be able to lap sufficiently to develop the bar and be shown accordingly on
the drawing.
31.FCS: EOR, the analysis used a grade of steel for the # 4 60 ksi but the detail states to use
grade 40. Please submit analysis for the grade 40 ksi as noted on the drawings.
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
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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:
Hoyt Jeter, P.E.
President
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