20091008153417913.pdfCity of Edmonds
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PIAN REVIEW COMMENTS
BUILDING DIVISION
gsr t g90 (425) 771-0220
DATE: 1018109
TO: Scottcraft Construction
24027 Crystal Lake Road
Woodinville, WA 98077
RE: Plan Check: BLD20090664
Project: SFR
Project Address: 9531 Forest Dell Drive
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 a Permit Coordinator.
1. See attached City of Edmonds' consulting engineer's comments.
2. Provide a gravity analysis of the foundation, justify the larger point loads. Include the hand
drawn -in potting shed. Note #5 on sheet 3 calls for an assumed allowable soils bearing pressure
of 3,000 psf. If more than 2,000 psf is used for the calculations, this will need to be justified
through a competent geotechnical engineer.
3. Provide engineered truss drawings. The parallel chord scissor trusses do not appear to meet the
requirements of having a bearing wall or beam as identified in detail 5-015, for at least the great
room area. Provide additional details, if required.
4. Identify deck surface materials.
5. Provide product data for the decorative columns by others, including post and beam connection
details.
6. Show the swimming pool location, including dimensions, on the site plan.
7. EOR: Justify the topographical factor (Kzt) of 1.0.
8. Sheet 4, note 4 implies structural lumber can be field preservative treated. Code allows for
pressure preservative treatment, or naturally decay resistant wood to be used in these locations.
9. Steel columns are shown on sheet 3. If they will be used, identify the locations and provide
manufacturer's product data. If not, either cross off, or remove from plans.
10. Call out wood column size, species and grade on the plans at the point loads.
11. The beam check was performed with the outdated NDS 2001. The 2005 version is now the
standard, and needs to be used.
Pat Lawler
patrick.lawler@ci.edmonds.wa.us
Plans Examiner
425 7710220 x1703
Beck & Associates, PLLC
Structural Engineering & Code Consulting
October 6, 2009
Ann Bullis, CBO
Building Official
City of Edmonds
121 5th Avenue North
Edmonds, WA 98020-3145
Subject: Grout Residence (NSF, Structural Only Review)
Address: 9531 Forest Dell Drive, Edmonds, WA 98020
Permit, 2009-0664
Per your request, Beck & Associates has completed a structural only review of the
drawings and calculations for conformance with the following codes, as adopted and
amended by the State of Washington and the City of Edmonds:
2006 International Residential Code (IRC)
2006 International Building Code (IBC)
2005 ASCE 7-05 Minimum Design Loads for Buildings and Other Structures (ASCE)
2006 Washington State Energy Code, WAC 51-11 (WSEC)
2006 Washington State Ventilation and Indoor Air Quality Code, WAC 51-13 (VIAQ)
Our review of the plans and calculations indicates that corrections are necessary prior to
permit issuance. The applicant should address the following comments in itemized letter
format in addition to making corrections & revisions to the drawings.
General
1) The drawings should be updated to reflect the following square footages:
Upper Floor
2048 sf
Main Floor
1167 sf
Garage
752 sf
Decks
360 sf (Deck #1 = 250 sf; Deck #2 = 110 sf)
Porches
300 sf
2) Provide design and detailing for all site retaining walls as shown on the Site Plan.
Additionally, the Site Plan should identify the bottom of footing and top of wall
elevations.
3) The house foundation will be constructed adjacent to the existing swimming pool.
Identify the bottom of the house and pool foundations and the horizontal distance
between them. A 1 -to -1 slope may be considered for determining if the building
structure will place a surcharge on the existing pool structure. Alternatively, a
geotechnical engineer is required to provide an assessment. Provide an analysis of
the pool structure if it will be surcharged by the new building structure.
16425 SE 66"' Street, Bellevue, WA 98006 . beckptic@iusn,com • PH: 206-313-3739
Permit 2009-0664
October 6, 2009
Page 2 of 4
4) Guardrail framing and their connections to framing below are required to be specified
on the plans. Specify any additional framing and framing connections as required to
resist forces applied to the guardrail. This is information is required prior to permit
issuance.
5) Stair framing and its connections to the main building framing is required to be
specified on the plans. This information is required prior to permit issuance.
6) Specify typical connections of beams to wall framing. ASCE 11.7.4
7) Specify required nailing for roof sheathing and floor sheathing.
8) Fasteners and connectors for preservative -treated wood are required to be hot dipped
zinc -coated with zinc -coating weights in accordance with ASTM A153 or to be
stainless steel. This is required to be specified on the plans. IBC 2304.9.5
Lateral
9) For determination of wind pressures, Exposure B applies where the ground surface
roughness condition, as defined by Surface Roughness B, prevails in the upwind
direction for a distance of at least 2,600 feet. The site is located 2400 feet from the
shoreline. Therefore, the required exposure category is Exposure C. The lateral
analysis needs to be revised to consider Exposure C for wind design. IBC 1609.4,
ASCE 6.5.6
10) CS16 overturning strapping is specified on the plans at the Upper Floor level to
headers, beams, and rim board below. Reference Sheet 4.
a) Specify required nailing of the straps to the studs at the end of the shear wall and
to the framing below.
b) Provide detailing and/or specifications for the connection of overturning strapping
to framing below, including required nailing of straps to studs at shear wall ends
and to framing below.
c) Overturning strapping should be made to wall framing below in order to develop
the full overturning force, not just to the rim board below, unless further
justification is provided.
11) A complete load path is required to be provided for overturning forces. Design and
detailing needs to address the following conditions:
a) The Upper Floor framing cantilevers out over the Main Floor framing below at a
couple of locations. Holdowns are located at the extreme end of the cantilever
framing. Provide complete design/analysis for downward forces (design of
framing) and upward forces (connection of the cantilever framing to the Main Floor
framing below). All forces need to be resolved.
b) Holdowns occur over both Garage door beams (BM 28). Specify required
connections of both BM 28 beams to framing below in order to resolve the
overturning forces.
Reference Sheet
12) Specify the connection of deck ledgers to the main building. The connection is
required to be designed for applicable forces. Please note that attachment of deck
ledgers is not permitted to be accomplished by the use of toenails or nails subject to
withdrawal. Therefore, the connection should include either lag screws or thru-bolts.
IBC 1604.8.3
16425 SP 66'x' Street, Bellevue, SVA 98006 . beckpllc@insn.com . P11: 206-313-3739
Permit 2009-0664
October 6, 2009
Page 3 of 4
13) A (2) 2x10 header needs to be specified on the north side of the Office (per the
calculations).
14) A (2) 2x10 header needs to be specified along the north exterior wall at the hallway
that is located to the east of the Office (per the calculations).
15) Provide specifications and detailing for the connection of the Porch mono trusses to
the main building framing. Address both conditions that occur:
a) trusses adjacent to the cantilever Upper Floor framing
b) trusses adjacent to flush exterior wail framing
16) Provide specifications and detailing for the connection of the Potting Shed roof to the
main roof of the building.
17) Specify required joist hangers for flush frame conditions.
18) Specify required reinforcement (vertical reinforcement and tie reinforcement) of the
10x10 concrete piers at isolated footings.
19) Reference detail W. Specify required nailing of PT deck joists to the floor joists.
Reference Sheet 4
20) The post at the south end of BM 24 is required to be a 6x6 PT post per the
calculations. This needs to be specified on the plans.
21) Specify the connection of the north end of BM 24 to the main building framing.
22) The design of the balcony is required to be specified on the plans. This information is
required prior to permit issuance.
23) Reference detail C. Specify required nailing of CS16 strapping at the top and bottom
of the openings.
Reference Sheet 5
24) Reference detail W. Specify required H -clips in order to resist wind uplift.
Reference Sheet 6
25) Reference Section H & K. Specify required connection of the Porch #2 roof framing to
the main building framing for gravity support, including ledger and nailing designed for
applied forces.
Reference Sheet 8
26) Reference detail 5-017C1.
a) Specify required connection of the roof framing to the main building framing for
gravity support, including ledger and nailing designed for the applied forces.
b) Specify a means to transfer lateral loads in the roof sheathing into the main
building framing. Specify required blocking, nailing, etc.
Reference Sheet 9
27) Reference detail 7-002C1. The specified connection of the ledger to the main house
framing is insufficient for the applied loads. Reference comment #12 of this review
letter.
16425 ST GG"' Street, Bellevue, W11 98006 beckpllc@msn.com . PH: 206-313-3739
Permit 2009-0664
October 6, 2009
Page 4 of 4
Feel free to contact me should you have any questions or require clarification on any of the items
contained in this letter.
Respectfully,
Douglas Beck, PE, 5E
Beck & Associates, PLLC
16425 SP. 66'x' Street, Bellevue, WA 98006 . beckpllc@,)msn.coin . PH: 206-313-3739