20061011143822.pdfo� E1)City of Edmonds
PLAN REVIEW COMMENTS
:
BUILDING DIVISION
(425) 771.-0220
DATE: October 11, 2006
TO: Jack Hicks
shelterform@yahoo.com
FROM: Jenny Readwin, Plans Exami r
RE: Plan Check # 2006-0839
Project: Dawson SFR
Project Address: 9016 242nd St
During re -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) ok
2) Front porch still needs to be labeled and steps need to be shown on the site plana. 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) ok
4) ok
5) See additional attached structural consultant's comments. See attached structural comments
from city consultant. Respond to each item in writing.
Eagle Eye Consulting Engineers, P.S.
PO Box 523
Ola[[a, WA 98359
hoytjeter@centurytel.net
360 874 0562
Fax 360 874 0591
To: JoAnne Zulauf
City of Edmonds
Edmonds, WA 98020
Re: Dawson Residence Date: 7131106
9016 242nd St SW
Edmonds, WA 98020
Plan Review # 2006-0839 EECE # EDM 06-40 (2)
Second comment letter
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
1604
Second floor
1384
Total
2988
Garage
704
Total
3692
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 (2)
Dawson Residence 2006-0839
STRUCTURAL COMMENTS
General
1. 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 Drawing still state tile roof on sheet 4. The
response appears the intent is not to have tile roof but the drawings are required to
delete the tile roof from the set. It may be construed that file roof is OK and may
be used. So please delete the tile roof information from the set
2. 2. Resubmit a gravity analysis to account for the tile roof as specified on the
drawings. For example, roof supporting beam mark B3-1 used 15 PSF, which is
not conservative for a tile roof. Note, not all beams were checked so when
resubmitting please verify all design forces. IBC 1671.5 Drawing still state tile roof
sheet 4. The response appears the intent is not to have tile roof but the drawings are
required to delete the tile roof from the set. It may be construed that tile roof is OK
and may be used. So please delete the tile roof information form the set.
Sheet 2 2"d Floor Plan
3. b. 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. This still has not been modified on the drawings. Shear wall 3 and
shear wall 4 in the two schedule are still different. Please modify drawing to show
what is required to be built.
4. 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? This still has
not been addressed. Response state see attached detail. This detail is required to
be added to the drawings. Please add this information to the drawings and clearly
reference where it is required to be used.
5. 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. The response only gives the connection
to the interior post. What is the required connections of the Parallarn column to
beam mark B8 (1.75X9.5 Parallam)
Sheet 3 Foundation 1" Floor Frame
6. 9. EOR, please specify the required size of the footing that is to be used under the
P3 columns. 4lso include analysis to justify size used. IBC 106.3. The response
Page 3 of 4
EECE#: EDM 06-40 (2)
Dawson Residence 2006-0839
state 6" X12 footing but based off the section cut this will not work. Provide detail
on the drawing at this location to show what is going to be built to support this
column.
7. 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 The response states
CB66 post base is shown. But this is not specified on the drawings. All that is
called out is 6x6 BF #2. Please add this information clearly to the drawings.
8. 11. Please specify the required connections ofjoist J2 to the house. It is not clear
on the drawings what is required for this connection. Please add this to the
drawings. IBC 2304.9.6 The response state AC4 clip. The AC 4 clip is for post
caps and not joist to top plat connections. Modify drawing to show required
connections of the joist to the top plate.
9. 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. The response state this is not a deck and they are correct,
but it is required to resist wind forces. Also there are no connections clearly
specified on the drawings. What prevents this concrete baluster from falling over?
This is an exterior member that will see this force. Minimum code induced forces
must be addressed for all members. Submit analysis and details that complete the
load path.
Sheet 4 Roofing
10. 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 The response state the girder truss is connected with TBE6 connectors.
This is fine for the girder but the post supporting this member is 5.25X5.25
timberstrand. What is the connection for this member? This also must be specified
on the drawings. The code requires a positive attachment to resist lateral
displacement. This must be resisted by a positive connection. R502.9 IBC 2304.9.7
11. The new drawings still specify tile roofing. The structure was not design for tile
roof. It is confusing and maybe interpretive that tile roofing is OK. Please delete
all reference to tile roofing from the set.
Sheet 6 Site plan Drainage and Erosion
Page 4 of 4
EECEM EDM 06-40 (2).
Dawson Residence 2006-0839
12. 16. The site plan does not show any contour lines. I assume the site is a flat site.
Please note this on the site plans or add the elevations of the contour lines in order
to complete the review.
Additional corrections may be required following receipt of corrections and
additional information as requested.
Your pians 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