Michel 2006-0794 to 801 Pls Respond 9-7-06.pdfCITY OF EDMONDS
121 5TH AVENUE NORTH • EDMONDS, WA 98020 • (425) 771-0220 • FAX (425) 771-0221
Website: www.ci.edmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT
Planning • Building • Engineering
September 7th, 2006
Michel Construction
Dwight McGrew
7907 212th St SW #102
Edmonds, WA 98026
RE: Plan Check 2006-0971 thru 2006-0801 / 8 Condo Units
Dear Dwight McGrew:
GARY HAAKENSON
MAYOR
Please respond to the enclosed comments from Jenny Readwin, Steve Bullock, and Lyle
Chrisman dated 8/2/06, 8/3/06, and 8/1/06 regarding your building application. When we
receive the requested information the reviewers will be able to continue with the plan
review.
If you have any questions please don't hesitate to contact us.
Sincerely;
G
Permit Coordinato
Encl.: Plan review corrections
L1Temp1DST'slMaster Letters\Pls Respond
' Incorporated August 11, 1890 '
Sister City - Hekinan, Japan
O� E� City- of Edmonds
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PLAN REVIEW COMMENTS
BUILDING- DIVISION
(425) 771.0220
DATE: August 2, 2006
TO: Michel Construction Inc.
michelbz@nwlink.com
FROM: Jenny Readwin, Plans Exam' e
RE: Plan Cheek # 2006-0794 through 2006-0801
Project: 8 SFR Development
Project Address: 82 d and 212th
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) Soils report from Dennis M. Bruce, PE dated June 21, 2006 specifies that 4 test pits were dug.
Provide site plan from Dennis M. Bruce, PE showing test pit locations as well as soil logs for
each test pit as required by IRC chapter 4.
2) Specify if S' concrete retaining wall shown on the site plan along 212th is existing or proposed.
If proposed provide top and bottom wall elevations as well as construction details.
3) Remove all arbor details on sheet 9 from the plains if they do not apply. I did not see any
. proposed arbors on the site plan or elevation views.
4) Show all eaves on the site plan along the driveway entrance.
5) See attached structural comments from city consultant. Respond to each item in writing.
Eagle Eye Consulting Engineers, P.S.
PO Box 523
Olalla, WA 96359
boyt}eter@centurytel.net
360 874 0562
Fax 360 874 0591
To: Theresa Umbaugh
City of Edmonds
Edmonds, WA 98020
Re: Michel SFR
82nd Pl. W. @ 212th St. S.W.
Edmonds, WA 98020
Plan Review # 2006-794 & 06-795
EECE # EDM 06-37
Structure
Stated Area
S.F.
First floor
679
Second floor
995
Total
1674
Garage
454
Grand total
2128
Date: July 21, 2006
Note Two plans are identical for 794 and 795: This letter applies to both structures.
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 departmentalrequirements,
conditions and concerns before permit approval.
Page 2 of 3
EECE#: <<ProjectlD>>
oProjectDescription>>
STRUCTURAL COMMENTS
Sheet A3: First Floor Plan
1. Please provide details on the drawings for the guard rails shown at the opening to
below. This is required to resist 200 pounds applied in any directions and 50 psf
for the infill's. IBC 1 OTT1.1,1BC 1607.7.1.2 and IRC table 8301.5
Sheet S3 Shear Wall Pian
2. EOR please provide a foundation plan for this house. This sheets state all the
footing information is per the foundation plan. The only foundation plan is sheet
A5 which also states footing per foundation plan. This plan should give the
required reinforcement, 90 degree hooks specified in the footings, etc. Please add
this to the drawing in order to complete the foundation review of this structure.
IBC 106. 1.1 and IBC 1805
3. EOR please clarify note that state joist per A7. This sheet is for the roof framing. I
believe the intent is to reference A6. Please modify accordingly. IBC 1.06
4. Architectural drawings show the Joists and Beams in the same plan and hangers
are required to be specified. I was unable to find on the drawing where the
required size was specified. Please add this to the drawings or clarify where this is
shown on the drawings. IBC 2304.9; IBC 2304.9.6
5. Please add to the drawings the required hanger to use for the support of Beam 6
supported by Beam 7. IBC 2304.9;)BC 2304.9.6
6. Please add to the drawing the required hanger to use for the support of Beata 5
supported by Beam 7. IBC 2304.9; IBC 2304.9.6
7. Please add to the drawing the required hanger to use for the support of Beata 4
supported by Beam. 7. ( There are other locations where the size of the hangers are
not specified so please modify drawings to specify the required hangers) IBC
2304.9; IBC 2304.9.6
8. EOR please specify the required nailing of the plywood diaphragm to the drag
joist. This is required to drag the horizontal diaphragm forces into the shear walls.
Based on the plywood layout (perpendicular to the joist) the nailing could be all
field nailing of 12" OIC which would not transfer this forces. Please add to the
drawing or point out where it is specified. 113C 1620.2.6
Sheet S-4 Shear wall Plan
Page 3 of 3
EECE#: <<Projec1IM
<<Proj ectDescription»
9. EOR please specify the required axial load the truss manufactures is required to
design the GT#1 and GT#2 girder trusses. These members are collector elements
to transfer the horizontal shear forces into the shear walls. IBC 106.3.4.2
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 Buckling
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
Eagle Eye Consulting Engineers, P.S.
PO Box 523
Olalla, WA 98359
hpAeterl_centurytel.net
360 874 0562
Fax 360 874 0591
To: Theresa Umbaugh
City of Edmonds
Edmonds, WA 98020
Re: Michel SFR Date: July 21, 2006
21215 and 2121182nd PL w
Edmonds, WA 98020
Plan Review # 2006-796 8r 06-797
EECE # EDM 06-38
Structure
Stated Area
S.F.
First floor
721
Second floor
1005
Total
1726
QgIgge
1 431
Grand total
1 2157
Note Two plans are identical for 796 and 797: This letter applies to both structures.
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 2
EECE#: EDM 06-38
Michel SFR Plan Review Number 2006- (796 & 797)
STRUCTURAL COMN[ENTS
Sheet S3 Shear Wall Plan
1. EOR please provide a. foundation plan for this house. This sheets state all the
footing information is per the foundation plan. The only foundation plan is sheet
A5 which also states footing per foundation plan. This plan should give the
required reinforcement, 90 degree hooks specified in the footings, etc. Please add
this to the drawing in order to complete the foundation review of this structure.
IBC 10611 and IBC 1805
2. EOR please clarify note that state joist per AT This sheet is for the roof framing. I
believe the intent is to reference A6. Please modify accordingly. IBC 106
3. Architectural drawings show the Joists and Beams M the same plan and hangers
are required to be specified. I was unable to find on the drawing where the
required size was specified. Please add this to the drawings or clarify where this is
shown on the drawings. IBC 2304.9; IBC 2304.9.6
4. EOR please add a collector element in line with shear wall mark 1. Also please
specify the required nailing of the plywood diaphragm to this joist. This is
required to drag the horizontal diaphragm forces into the shear walls. Based on the
plywood layout (perpendicular to the joist) the nailing could be all field nailing of
12" OIC which would not transfer this forces. Please add to the drawing or point
out where it is specified. IBC 1620.2.6
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
(253) 857-4151 between 8:00 a.m. and 5:00 pan.
By:
Hoyt Jeter, P.E.
President
ywr-
:�: N; ? City of Edmonds
Plan -Review Corrections
Plan Check # Date
Project Name/Address �F� t.Z� `J EKZ-
zu4�
Contact Person/Address�l,f�il,. -
Department: Building ❑ Engineering ❑ Planning Id Fire ❑ Public Works ❑
Reviewer_ O
i�Lc�r� 14t2fL- 27014 �- e2269L0 �
❑ Submit 2 sets of revised plans/documents to the Permit Coordinator.
❑ Corrections may be made by red lining plans/documents on file with the City.
DATE gANE3i' f (Attach fax transmittal) PAGE OF � -
Sheet 2
13. Provide street cross sections on 82`1 Ave to show existing pavement slope and new pavement slope to curb line.
14. With the existing cb at the north end, being raised, the cb must be changed to a type II because the grade to invert
will be 6' or more. In addition, the lid needs to be changed to a solid locking lid.
15. Indicate on the drawing that all the street curbing shall be painted yellow.
16. Show mailbox cluster location and increased sidewalk width accordingly.
17. Footing drains cannot connect to the detention system. Indicate separate lines and connection point of footing
drains.
18. Provide invert elevations of the the roof tightlines at the yard basins and slope of the pipes.
19. The control structure cb is not sized correctly to handle the 2.5' detention pipe.
20. Provide additional turn- around at the end of the access road for the end units.
21. Will the trash and recycle containers be kept in the garages? If not show the location of the trash/recyle
enclosure.
22. Provide inverts of 4" pipe at cb,2 and cb-3.
23. The extruded curbing shown shall terminate at the property line, Use standard curb and gutter within the right-
of-way, including the curb radii.
Sheet 3
24. Show the location of the existing sewer laterals to the property line and connection of new lines to those laterals
if the existing laterals can be reused. If the lines cannot be reused, show where the laterals will connect to the
main.
25. Show new sewer cleanouts on the right-of-way side at the property line.
26. Show water service line location to each unit. Maintain required clearances between utilities.
27. Show location of existing water meters. Will either of the existing meters be used for irrigation? If existing
meters will not be reused, place a note on the drawing that the water services must be disconnected and turned off
at the main.
28. Provide invert elevations for the sewer Iaterals and side sewers.
Drainage report
29. See attached pdf documents.
General
30. Please provide a traffic control plan.
31. Submit an engineers estimate or contractor's bid so the bond amount and inspection fee can be determined.
DATE FAXED (Attach fax transmittal) PAGE OF
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