20060814161727.pdfDATE: August 14, 2006
TO: Vince Norberg
norbergfamily@yahoo.com
FROM: Jenny Readwin, Plans Exa finer
RE: Plan Check # 2006-0851
Proj ect: SFR
Project Address: 23907 104'h Ave W.
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) 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.
2) See attached structural comments from city consultant. Respond to each item in writing.
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
�sr_ 1 g90
(425) 771-0220
DATE: August 14, 2006
TO: Vince Norberg
norbergfamily@yahoo.com
FROM: Jenny Readwin, Plans Exa finer
RE: Plan Check # 2006-0851
Proj ect: SFR
Project Address: 23907 104'h Ave W.
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) 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.
2) 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
hoAeter@centurytel.net
360 874 0562
Fax 360 874 0591
To: JoAnne Zulauf
City of Edmonds
Edmonds, WA 98020
Re: Nicholson Residence
23907 104th St SW
Edmonds, WA 98020
Plan Review # 2006-0851
Date: 8/11/06
EECE # EDM 06-41
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.
First floor
1391
Second floor
1270
Total
2661
Gara e
527
Total
3188
Deck/Covered
Porch
196
Grand total
3384
Date: 8/11/06
EECE # EDM 06-41
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 3
EECE#: EDM 06-41
Nicholson Residence
STRUCTURAL COMMENTS
Sheet 1 MAIN FLOOR PLAN:
1. With the opening in the diaphragm as shown, it is not correct to assume the
distribution to the SW3 wall will be uniformed. If the method used is a flexible
diaphragm, each separate tributary area must be carried by each wall when there is
an opening in the diaphragm. Modify analysis accordingly.
2. Please add to the drawing the required post cap to support the glu-lam beams. An
example is the 5-118X21 in the garage. There are other locations as well, so please
clearly note all required connections on the drawings. These are not currently
called out on the drawings. IBC 2304.9.7
3. Please specify the required post to support the 4x8 beam at the covered porch near
the kitchen.
Sheet 6 GENERAL SPECIFICATIONS:
4. Typical Pony Wall: Please modify the vertical steel into the footing to show a 90.
degree hook. The bar will not be able to developed it strength with straight bar
embedment. R403.1.3
5. One Story Section: Please modify the vertical steel into the footing to show a 90
degree hook. R403.1.3
6. Two Story Section: Please modify the vertical steel into the footing to show a 90
degree hook. R403.1.3
7. Garage Wall Section: Please modify the vertical steel into the footing to show a 90
degree hook. R403.1.3
8. Restrain Foundation wall: Please note 90- degree hook is required for dowel into
the footing. The bar will not be able to developed it strength with straight bar
embedment. R403.1.3
9. Restrained Foundation Wall: EOR submit calculation for grade 40 steel used for
the retaining wall. IBC 1806
10. Interior Brg. Support: Submit analysis for toe nailing to provide adequate lateral
support for the base of the column. IBC 2304.9.7
11. Deck Detail: Please clarify where this detail is going to be used on the drawings.
Details should be clearly referenced on the drawings.
Page 3 of 3
EECE#: EDM 06-41
Nicholson Residence
12. The analysis used shear and bending stresses that exceed the minimum
requirements specified on the drawings. It is fine to use better members than the
analysis requires, but not the other way around. Please modify the drawings to
match the requirements of the analysis. For example, the first page of the
calculations has bending stress requirements of 900 psi and shear stress
requirements of 180 psi but the drawings state minimum stresses of 875 psi and 95
psi. It is not conservative to use higher stresses in the analysis and then specify
lower stress member on the drawings. The drawings should be modified
accordingly.
Sheet S LATERAL, ANALYSIS TYPICAL DETAILS:
13, The IBC/IRC requires a single 3X member at abutting panel edges. Please modify
footnote 7: to state single 3X. IBC table 2306.4.1
14. The IBC/IRC requires a single 3X member at foundation sill plate. Please modify
footnote 3: to state single 3X. IBC 2305.3.10
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 Ietter, please contact Hoyt Jeter at
(253) 857-4151 between 8:00 a.m. and 5:00 p.m.
By:
Hoyt Jeter, P.E.
President