bldgcomments1.pdfaF ED4 City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: October 13, 2005
TO: Michael Painter
PO BOX 3203
Lynnwood, WA 98046
FROM: Jenny Readwin, Plans Examine
RE: Plan Check # 05-447
Project: Culver SFR
Project Address: 7217 Meadowdale Beach Rd.
During review of the above noted application, it was found that the following information,
corrections, or clarifications are needed.
1) Some information is missing from the site plan (i.e. covered porch, balcony, stairs, structure
setbacks to property lines, height calculation box -including covered porch, any easements, etc.).
See enclosed sample plot plan for minimum submittal requirements.
2) Provide reduced plot plan scaled 1 "=20' on legal size paper or smaller, that matches the large
site plan for microfilming purposes.
3) It appears that rockeries or retaining walls will be needed on the site. Show location of any
proposed rockeries or retaining walls on the site plan with top and bottom wall elevations (see
enclosed handout).
4) Show size and location of attic access.
5) Provide attic ventilation calculations per R806.
6) Basement recreation room has closet therefore it must meet egress requirements for a sleeping
room. Remove closet or provide egress complying with R310.
7) Specify how the natural ventilation requirements of R303 will be met for basement recreation
room. Note: there is an exception for mechanical ventilations if this option is chosen show size
and location of mechanical ventilation system..
8) Provide window well detail including dimensions on the plan for Bedroom 3 complying with the
requirements of R310.2.
9) Provide letter from Geotechnical Engineer of record stating that they've reviewed the final
construction plans and they are consistent with their report recommendations.
10) Special inspections are required by the Geotechnical Engineer of Record for the following.
Complete the enclosed special inspection agreement signed by the owner, the general contractor
and the special inspector and submit to the City for approval prior to issuance.
• Start of Work letter
• General site monitoring
• Excavation/grading/site preparation
• Trench drain construction : - -
e 7
• Soil bearing verification
• Proof rolling
• Placement of fill and compaction
• Subsurface drainage installation
• Temporary and final erosion control
• Final letter from Geotech of Record
11) See attached structural comments from city consultant. Respond to each item in writing.
Please redline plans or submit two (2) sets of revised plans/documents (affected sheets only) with a
written response to each of the above items to a Permit Coordinator.
Page 2 of 2
Eagle Eye Consulting Engineers, PS
PO Box 523
Olalla, WA 98359
hoytjeter@centurytel.net
253 857-4151
Fax 253 857-5759
To: Edwin Baker
123 4th Ave. N
Edmonds, WA 98020
Re: Culver Residence
7217 Meadowvale Beach Road
Edmonds, WA 98020
Plan Review # 05-447
S�"ilid are
Lower floor
1164
Main floor
1956
Total
3120
Garage
792
Total
391.2
Deck
410
Balcony
144
Grand total
4466
EECE # ED 05-60
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 only requirements of this project.
All features were checked only to the extent allowed by the submittals provided. Ail
portions of this project are assumed to meet or will meet other departmental requirements,
conditions and concerns before permit approval.
Project Name: Culver Residence
Plan Review # 05-447
STRUCTURAL COMMENTS
General
Page 2 of 3
EECE # ED05-60
I . EOR analysis use and R factor of 7. Please clarify how this was determined_ The
walls are bearing walls and the R shall not be less than 6.5 if using simplified
.method per IBC. ( 6 if using ASCE 7-02) Please clarify how this was determined.
IBC table 1617.6.2 (PIease note if using Gypsum to resist seismic forces the R
must be 2.)
Sheet 3
3. Please modify continuous strip footing to be 18" and not 16" as stated as required
per the geotechnical report.
4. Please justify 4X4 post at the glu-lana beam shown continuous. With a HUCQ410
this is where the column is continuous. Please clarify on the drawing which
continue through, at this level. It is not clear as drawn or specified.
Sheet 5
5. Please provide details or the framing of the 2°d floor deck. All that is stated is the
member sizes. Are knee braces required at the column? How are the lateral loads
being transferred at this location? IBC 23049.7
6. Please provide detail and support framing for the Balcony. It appears the intent is
to have columns, but they are not shown on the foundation plan. The required
design force fora balcony is different then a deck. The required Ioad shall be 60
PSF. Please submit analysis and details for how this is required to be framed. IBC
table 1607.1
Sheet 6
7. Please clarify the beam call out at the covered deck specified as 3-118 X'/2 GLB.
Sheet 8
8. Please provide detail on the drawing for the construction of the guards
(guardrails). They are required to resist a 200 pound horizontal force applied in
any direction. IBC 1607.7.1
Sheet S 1
Project Nance: Culver Residence
Plan Review # 05-447
Page 3 of 3
EECE # ED05-60
9. Detail D1: Geotechnical report recommends the interior footing shall be place a
minimum of 12" below the finished grade. But this detail state 10". Please modify
accordingly.
10. Detail D1: Geotechnical report state they recommend the strip footing to be a
minimum of 18" wide but this detail state 16". Please submit letter form
Geotechnical engineer that as detail this is acceptable.
1.1. Detail M: Please specify the attachment of the blocking to the top plate. The
analysis has assumed the top of the wall will be restrained in order to create the
tension face on the inside face of the structure. A positive attachment is required at
this location.
Sheet S2
12. Shearwall table exceed the capacity set forth in table 2306.4.1. Please submit
analysis for Shearwall mark W6G and W4G. Gypsum wail board and one side and
plywood on other do not equal the sum of both capacities. See IBC 2305.3.8.
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
.(253) 857-4151 between 8:00 a.m. and 5:00 p.m.
By:
Hoyt Jeter, P.E:
President