20060810133605.pdfEDo City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
ESt 18go (425) 771-0220
DATE: August 10, 2006
TO: Jack Hicks
shelterform@yahoo.com
FROM: Jenny Readwin, Plans Ex4-e
RE: Plan Check # 2006-0839
Project: Dawson SFR
Project Address: 9016 242"' St
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) Site plan submitted is missing some minimum submittal requirements (setbacks from sfr to
property lines, roof/cave overhangs, topography, sewer and water lines, North arrow on reduced
copy, etc.). See attached sample plot plan checklist for minimum site plan requirements. Please
submit 3 revised site plans one no larger than 8 %" x 14" scaled 1"=20'.
2) Show accurate porch configuration on the site plan. Per the plans it curves out front rather than
being straight. If they are only steps please still show on the site plan.
3) Elevation views show a deck above the covered porch. How will this be accessed? Show
location of proposed deck on the floor plans.
4) Specify on the elevation views the grade slope away from the building. If minimum 6" within
10' is not possible or habitable or useable space is below grade, foundation drainage is required.
Provide footing drain detail on foundation sections complying with R405.1 and show required
drain locations on the foundation plan.
5) See attached structural comments from city consultant. Respond to each item in writing.
e M
Eagle Eye Consulting Engineers, P.S.
PO Box 523
Olalla, WA 98359
hoytjeter@centurytel.net
360 874 0562
Fax 360 874 0591
To: JoAnne Zulauf
City of Edmonds
Edmonds, WA 98020
Re: Dawson Residence
9016 242nd St SW
Edmonds, WA 98020
Plan Review # 2006-0839
Structure
Area S.F.
First floor
1604
Second floor
1384
Total
2988
arae
704
otal
3692
Date: 7/31106
EECE # EDM 06-40
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 4
EECE#: EDM 06-40
Dawson Residence
STRUCTURAL COMMENTS
General
1. The drawing clearly states tile roofing is going to be used. The lateral analysis
submitted has not included this. Resubmit a lateral analysis to account for the
higher roof dead load. IBC 1617.5.1
2. Resubmit a gravity analysis to account for the tile roof as specified on the
drawings. For example, roof supporting beam mark BM used 15 PSF, which is
not conservative for a file roof. Note, not all beams were checked so when
resubmitting please verify all design forces. IBC 1671.5
3. The design analysis only used 4 foot high for the floor diaphragm seismic lateral
force. The floor system wall below must be included for the floor diaphragm
forces not just the wall part above that floor. The walls span from floor to floor
and this force will be induced on the horizontal diaphragm. Resubmit analysis to
account for this for this force on the diaphragm. IBC 1617.5.2
Sheet 1 1St Floor Plan
4. Engineer of Record (EOR), please clearly dimension all of the shear wall lengths
that are required on the drawings. For example, the drawings show the shear wall
at the porch to be 5 feet long on one side. The window schedule has the window
mark 7, 2 and 1 which adds up to 13 feet. This would make the shear wall only 2
feet long. The analysis used 5 feet for this wall. I assume the window is incorrect
and a different window is to be used here, but the drawings specify these windows
to be used.
5. Please clearly add the required length of all shear walls on the drawings. Based off
the submitted drawings the walls would have to be scaled to verify the length. For
example, the shear walls at the library. Based off the dimensions shown there is no
way to determine the required length. Please add this information to the drawings
in order to complete the lateral review of this structure.
Sheet 2 2nd Floor Plan
6. The shear wall schedule requirements on this sheet for the sill plate are different.
Which one is the correct schedule to use? This is very important to clearly specify
the correct schedule to use for this structure. Please modify accordingly.
7. EOR, please add a detail on the drawing for the hold-down required at the master
bedroom. How are the loads being transferred at this level.
Page 3 of 4
EECE#: EDM 06-40
Dawson Residence
8. The code requires positive connections for the posts to beams to be specified on
the drawings. Currently the drawings do not specify this. For example, what is the
J1 connection to post P2? IBC 2304.9.7
Sheet 3 Foundation 1st Floor Frame
9. EOR, please specify the required size of the footing that is to be used under the P3
columns. Also include analysis to justify size used. IBC 106.3
10. The drawings do not show any connection for the P3 column at the base. All
columns are required to be positively attached to prevent lateral displacement. This
should be clearly specified on the drawings. IBC 2304
11. Please specify the required connections of joist J2 to the house. It isnot clear on
the drawings what is required for this connection. Please add this to the drawings.
IBC 2304.9.6
12. Please clarify where detail 413 is shown. This is cut at the bedroom 4.1 assume the
intent is to have this be section 4B but this is not what is called out on the
drawings. Please modify accordingly. IBC 106. 1.1
13. Please submit analysis for the beam mark B7 to justify size specified on the
drawings. This was not in the submitted packages. IBC 1603.1
14. Provide analysis and specify the required connection of the concrete baluster. This
is required to be a guard rail and resist a force of 200 pound applied in any
directions. IBC 1607.7.1
Sheet 4 Roofing
15. There are no details on the drawing for the connection of the column to the Girder
members. The drawings are required to specify the required post to girder
connection on the drawings. Please add this information to the drawings. IBC
2304.9.7
Additional corrections may be required following receipt of corrections and
additional information as requested.
Page 4 of 4
EECE#: EDM 06-40
Dawson Residence
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.
By;
Hoyt Jeter, P.E.
President
'' V
KI
PLOUSITE PLAN CHECKLIST
❑ Property owner's name, tax account parcel number and street address.
❑ North arrow designation and Scaled 1"=20'.
❑ Streets, approaches, driveways, sidewalks, alleys, easements (public
and private), paved areas, street dedications and adjacent City right-
of-way (developed or undeveloped). Show dimensions.
❑ Side sewer stub and proposed sewer lines, water meter location, water
service line, gas, cable and phone lines, fire hydrants, telephone poles,
utility transformers.
❑ Existing physical features and water courses of any size (i.e., streams
creeks, ponds, ditches, etc.).
❑ Dimension all buildings and structures (label them existing or
proposed), indicate setback distances, lot area and lot coverage.
❑ Accessory structures and projections; decks, porches, hot tubs, pools,
cantilevered structures, bay windows, chimneys, roof overhangs, eave
lines, breezeways, patios, sheds, pool mechanical rooms, etc.
❑ Retaining wall or rockery location with typical section detail. (Refer
to separate Rockery and Retaining Wall Handouts #B62 & #B63)
❑ Fences existing and proposed.
❑ Building height calculations, average grade, actual height, maximum
allowed height (See Handout #B41). Datum point and elevation
located off-site (i.e. top of sewer manhole lid, top of fire hydrant, etc.)
and lowest footing elevation.
❑ Elevations at four corners of property lines. Topographic lines at two
foot intervals. Lot slope and driveway slope.
❑ Impervious surface calculations, existing impervious surface (Pre and
Post July 1977) separate from proposed impervious surface.
It is the owner/applicant's responsibility to submit a true and
accurate plot/site plan to the City.
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Property Owner Name #B57
Property Address SAMPLE PLOT PLAN
Tax Account Parcel #
Scale: 1"=20' +108 +109
IMPERVIOUS SURFACE CALCS (SOLID SURFACES) +106 / �
Exist. Building Roof Outline: 2200 sf. (constr. in 1962) :
Existing Covered Porch: 75 A. (constructed in 1962)
+104
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Existing Driveway: 610 s£ (constructed in 1987) +102
Existing Patio: 200 sf. (constructed in 1985)
Proposed Addition: 440 s£
Proposed Garage: 500 sf. 1
Proposed Deck: 90 s£
HEIGHT CALCS
A = +99'
B = +107'
C = +100'
D = +105'
AVE GRADE = 102.75'
ACTUAL W 123'
MAXIMUM =127.75'
LOT COVERAGE:
3515 SQ.FT. (26%)
LOT AREA:
13,527 SQ.FT.
LOTSLOPE; 11%
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