Bldg Comments 2 (2007-0264).pdfo E� City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: February 26, 2008
TO: TGB Architects
madains@tgbarchitects.com
FROM: .fenny Readwin, Plans Examiner
RE: Plan Check 9 2007-0264
Project: Legend Estates 4 Unit, Building 13
Project Address: 7805 218`x' 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
Theresa Umbaugh, Senior Permit Coordinator. The numbering follows plan review comments
dated May 4, 2007.
1) Ok except the site plan shows a detached garage, submit a separate permit application and plans
for this building or remove from site plans.
2) Ok
3) Ok
4) Ok
5) Ok
6) Ok
7) Ok except your response references Sheet A2.01 but this sheet was not submitted.
8) Ok
9) Still outstanding. Building enclosure statement not acceptable see prior comment.
10) Still outstanding. Special Inspection and Testing Agreement form.
11) 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 �^
hoytjeter@centurytel.net
360 874 0562
Fax 360 874 0591
To: Theresa Umbaugh
121 5th Ane N
Edmonds, WA 98020
Re: Legend Estates Condo Bldg B
7805 218th St SW
Edmonds, WA 98026
Plan Review # 2007-0264 EECE # EDM 0805
Plan review number 01
Unit 1
Structure
Stated Area
S.F.
First floor
112
Second floor
811
Third Floor
790
Total
1713
Garage
753
Total
2466
Deck Second floor
75
Deck Third floor
75
Grand total
2616
Unit 2
Structure
Stated Area
S.F.
First floor
103
Second floor
808
Third Floor
787
Total
1698
Garage
751
Total
2449
Deck Second floor
85
Deck Third floor
85
Grand total
2619
Page 2 of 7
Plan. Review Number 01
EECEff: EDM 08-05
Legend Estates Condo Bldg B
2007-0264
Unit 3
Structure
Stated Area
S.F.
First floor
103
Second floor
808
Third Floor
787
Total
1698
Garage
751
Total
2449
Deck Second floor
85
Deck Third floor
85
Grand total
2619
Unit 4
Structure
Stated Area
S.F.
First floor
112
Second floor
811
Third Floor
790
Total
1713
Garage
753
Total
2466
Deck Second floor
75
eck Third floor
75
Grand total
2616
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
Page 3 of 7
Plan Review Number 01
EECE#: EDM 08-05
Legend Estates Condo Bldg B
2007-0264
The scope of this review is for the Structural only 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.
Note engineer of record the drawings have information written in pencil and this must be
in pen so it may not be erased. Please modify the drawings to have all information in pen.
STRUCTURAL COMMENTS
General
1. This building is not exempt from requiring structural analysis per IBC 2006. This
analysis must be stamped by a licensed professional registered in the state of
Washington. Please submit this upon response. (Please note some check analysis
will be done but a complete analysis is not done for the review process and should
be submitted by the licensed design professional)
2. Seismic analysis must be based off IBC. The seismic parameter maybe obtained
for the USGS website. The Ss and Sms must be obtained from the USGS website
based off either latitude and longitude or zip code or per the geotechnical report. (
Please note the geotechnical report gives seismic provision per IBC 2003 and not
2006) Resubmit analysis in compliance with the requirements. IBC 1613 and
ASCE 7-05 12.8 http://eqLlhquake.usgs.gov/research/hazmqps/design/
3. Please add to the requirements of IBC 1603. This clearly specifies what is required
to be added on the construction documents. For example the Earthquake design
data, wind design data, floor live data, etc. Please modify the construction
documents accordingly. IBC 1603.
4. Design analysis submitted only applied the minimum wind load as per ASCE 7-05
6.4.2.1.1. ASCE 6.4.2. Based off the height and wind pressure the minimum
appears not to control and the wind analysis per 6.4.2.1 will control. Please clarify
upon the response.
5. Please add to the drawings a set of general notes stating what is being used for the
materials. For example what is the required reinforcement, the concrete strength,
wood stresses, etc? Without this information there is no way to complete the
review. IBC 106
Sheet R0.10
Page 4of7
Plan Review Number 01
EECEM EDM 08-05
Legend Estates Condo Bldg B
2007-0264
6. Please modify the governing code to state the 2006 version of the code. 2003 is not
the adopted code at this time.
Sheet A8.00 Details
7. Engineer of Record, (EOR), please specify the required connection of the stair
stringer on the drawings. I was unable to find where this information is specified.
8. EOR, provide analysis for the typical deck guard to support a 200 pound force
applied at the top rails. The detail is not complete on how the railing will be
connected and the 2x2 spaced @ 10" appear not to be able to support this force.
Submit engineering analysis to justify what is specified to be used.
Sheet S 1.00 Foundation Plan
9. The 2006 code required the anchor bolt washer to be a 3x3X.229. The drawings
state 2x2 which his per the old adopted code. Please modify accordingly. IBC
2305.3.11
10. Architect of Record, (AOR), please resubmit analysis for the reinforcement steel to
be of grade 40. There was not any foundation analysis in the submitted documents.
Please submit this upon response. IBC 1801.2
11. Per check analysis it appear the SWI in the east -west directions will support the
lateral forces as shown on the drawings. Submit analysis to justify.
12. Based off the length of the shear wall shown in the east -west direction will meet
the minimum height to width requirements. Please submit analysis to justify. (Note
this was scaled and the actual dimension should be specified) IBC table 2305.3.4
Sheet 52.00 Second Floor Framing Plan
13. The 2006 code required the anchor bolt washer to be a 3x3X.229. The drawings
state 2x2 washers which his per the old adopted code. Please modify accordingly.
IBC 2305.3.11
14. EOR, please provide a detail for the connections of the 5-114 PSL to the 8x8
supporting post. Nothing is specified at this time.
15. EOR, please specify the required hanger to support the PSL beams. Nothing is
specified at this time.
Page 5 of 7
Plan Review Number 01
EECE#: EDM 08-05
Legend Estates Condo Bldg B
2007-0264
16. EOR, please provide a detail for the 8x8 post supporting the 5-114 and 5-118
beams. The post is 7.5" wide and the beam width is smaller then this. How is this
member being positively connected? All post to beam connections should be
specified on the drawings. Detail 7 will not work in this case when the post is
wider then the beam
17. EOR, please provide a detail for the 4x8 post supporting 5-118 beams. The post is
3.5" wide and the beam width is wider then this. How is this member being
positively connected? All post to beam connections should be specified on the
drawings. Note detail 7 on sheet 56.01 specifies a post cap. Submit analysis for this
cap.
18. The code does not allow (2) 2x to be used in place if 3x member unless double the
amount of anchor bolts are used and the nailing does not require 3 X only. Please
modify accordingly. IBC 2305.3.11
19. EOR, please specify the species of glu-lam on the drawings. And submit analysis
to justify the glu-lam specified.
20. EOR, please specify the required diaphragm nailing for this level with analysis to
justify. This also should include the plywood thickness and diaphragm nailing.
ASCE 12.10
21. EOR, please provide analysis for the cantilever 5-114X9-1/4 shown on the either
end of the building. Partial load combinations should also be investigated for these
members. ASCE 4.6
22. EOR, please provide analysis for the cantilever TiI floor joist shown on the either
end of the building. Partial load combinations should also be investigated for these
members. ASCE 4.6
Sheet 53.00 Third Floor Framing Plan
23. EOR, there is no information on either how the balcony will be supported and
provide analysis. Please submit this upon the response. IBC 1604.8.3 and IBC table
1607.1
24. EOR, please submit analysis for the PSL beams specified on this sheet. Also the
drawing should specify the required connections. (Please note the drawings have
the beams written in pencil, when resubmitting please have this written in ink so it
may not be field modified)
Page 6 of 7
Plan Review Number 01.
EECE#: EDM 08-05
Legend Estates Condo Bldg B
2007-0264
25. The 2006 code requires the anchor bolt washer to be a 3x3X.229. The drawings
state 2x2 which his per the old adopted code. Please modify accordingly. IBC
2305.3.11
26. EOR, submit analysis for the A35 @22"OIC to transfer the shear forces. This was
not submitted as this time.
27. EOR, the SWI in the stair way does not meet the minimum height to width rations.
Please submit analysis to justify. IBC 23005.4
28. EOR, please specify the required diaphragm nailing for this level with analysis to
justify. This also should include the plywood thickness and diaphragm nailing.
ASCE 12.10
Sheet 54.00 Roof Framing Plan
29. EOR, please specify the required diaphragm nailing for this level with analysis to
justify. ASCE 12.10
30. EOR, please note on the drawing the required design information for the trusses.
This must be a deferred submittal and this information is required to be on the
contract documents. IBC 106.3.4.2
31. EOR, please specify the required post to beam connections. It was not clear how
this will be constructed based off the submitted drawings.
32. EOR, please provide a details for the required connections of the interior shear
wall mark SWI at the stair framing.
33. EOR, the SW 1 in the stair way does not meet the minimum height to width rations.
Please submit analysis to justify. IBC 23005.4
34. EOR, please analysis and specify the required collector elements to drag the lateral
shear forces into the vertical resisting elements. There is a shear wall with any
method to collect the lateral diaphragm forces. Please add this information's and
provide analysis to justify.
35. EOR, please add to the drawings sheet G -I as noted in the roof framing notes 7.
There is not a sheet G-1.
Sheet 55.00 Upper Roof Framing Plan
Page 7 of 7
Plan Review Number 01
EECE#: EDM 08-05
Legend Estates Condo Bldg B
2007-0264
36. EOR, please specify the required diaphragm nailing for this level with analysis to
justify. ASCE 12.10
37. Based off the layout, the horizontal diaphragm appears it will not meet the required
diaphragm ratios, please modify accordingly and clarify the vertical resisting lateral
elements. 1BC 2305.2.3.
38. EOR, please add to the drawings sheet G-1 as noted in the roof framing notes 7.
There is not a sheet G-1.
Sheet 56.00 Structural Details
39. Detail 6: EOR, please clarify where this detail is being used. Also please add the
required "A" dimension as noted.
Sheet 56.01 Structural Details
40. Detail 7: Detail state 4x8 shall be used but the plans state 4x6. Please clarify which
will be used and justify by analysis.
41. Detail 4: EOR, please complete the nailing reference noted in the detail The detail
state "NAILING PER DET XISX.XX
42. Detail 10: EOR, please submit analysis for the A35 to resist the lateral loads of the
manufactures truss supporting the horizontal diaphragm Please provide this
information upon response. ASCE 12.14.7.5.1 ASCE 12.14.7.1
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 a.m, and 5:00 p.m.
Hoyt Jeter, P.E.
President