20061122102505.pdfQF ELIC City of Edmonds
O
PLAN REVIEW COMMENTS
BUILDING DIVISION
�Sf t s9° (425) 771-0220
DATE: November 22, 2006
TO: PMA Development Services
Fax 425-672-7998
FROM: Jenny Readwin, Plans Exine
RE: Plan Check # 2006-1189
Project: PMA SFR
Project Address: 1128 Viewland Way
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) Provide top and bottom wall elevations for existing rockery to verify that it is not supporting a
surcharge from the driveway.
2) Lot exceeds 15% slope so a complete soils report complying with IRC chapter 4 is required. See
attached for minimum report requirements. Also, foundation recommendations must be
incorporated into the foundation plan. Special Inspections will be determined once report is
received.
3) According to our maps there is a access easement to the South of the property. Please show on
the site plan.
4) Show how island sink will be vented through the roof or with a loop vent as permitted by UPC
909.0.Air admittance valves are not permitted unless first approved by the Building Official
5) Show size and location of attic access.
6) R403:1.3 requires all vertical rebar to have a standard hook. Revise all foundation details to
reflect.
7) 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.
8) 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
hoytjeter@centurytel.net
360 874 0562
Fax 360 874 0591
To: JoAnne Zulauf
121 5th Avenue
Edmonds, WA 98020
Re: PMA Construction
1128 Viewland Way
Edmonds, WA 98020
Plan Review # 2006-1189
Structure
StatFg4''y''yyyd Are2
S. .
Lower Floor
2550
Main Floor
2988
Total
5538
Garage
1117
Total
6655
Deck Above 30'
Family room
288
Deck above 30'
dining room
84
Grand total
7027
November 9,2006:
EECE # EDM 06-63
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 06-63
PMA Construction 2006-1189
STRUCTURAL COMMENTS
Sheet A4 FOUNDATION PLAN:
1. Architect of Record (AOR), please specify the required post connection to the
foundation. The drawings state post and connection per plan. The post is specified
on sheet A5 but not the connections.
2. AOR, please specify the size of the footing required to support the covered entry
post.
3. AOR, please provide an analysis for the continuous footing to support the post. For
example, the post that supports the 3-I/2X 11-718 flush beam supporting the family
room joists. Per a check of analysis the allowable bearing pressure 1500 psf.
Sheet A5 LOWER FLOOR PLAN:
4. AOR, please specify the required post at the corner of the garage that supports the
5-14X16-12 PSL.
Sheet A6 MAIN FLOOR FRAMING PLAN:
5. Please provide a detail and analysis for th �of the ledger to the house
that supports the deck framing.
6. Engineer of Record (EOR), please modify the joist call out to match current the
joist designation. The drawings state TSI 550 but there is not a 550 but a 560. 1
assume this is the one intended to use. To assure the correct one is used please
note this designation.
7. AOR, please specify the required post to support the 5-1/8X13-1/2 glu-lam beam.
This also should include the required connections (this occurs at all the deck
locations).
8. AOR, please specify the required connection for the 2x12 joist to the 5-1/8X13-1/2
flush beam. Details are for joist bearing on the beams but in this case a joist
hanger will be required (this occurs at all the deck locations).
9. AOR, please specify the required joist hanger to use for the 11-7/8 TH 550 (560) to
connect to 5-114X16 PSL at the three car garage.
10. AOR, please specify the required connection of post to support the 5-114X16 PSL
at the garage.
Page 3 of 3
EECE#: EDM 06-63
PMA Construction 2006-1189
Sheet A8 ROOF FRAMING PLAN:
11. AOR, please specify the required post to support the 5-118X9 glu-lam beam. This
also should include the required connections (this occurs at all the deck locations).
12. AOR, please provide calculations to justify a 6x8 header to support the framing
over the dining room.
13. AOR., please provide calculations for the header over the master bathroom and
master bedroom window supporting the roof trusses.
Sheet 5-2.0 STRUCTURAL DETAILS:
14. EOR, please clarify how the spacing of the reinforcement steel on the drawings of
16" OIC was determined when the analysis states 44 @ 12". Please clarify on the
response.
15. The drawings state 100 psf surcharges, for the design of retaining walls, is required
to be used but the analysis submitted appears not to use the surcharge. Please
clarify how this was accounted for in the design of the walls.
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
(360) 874-0562 between 8:00 a.m. and 5:00 p.m.
By:
Hoyt Jeter, P.E.
President
SOILS INVESTIGATION AND/OR REPORT (Cont.)
The classification of bearing soil at the site must be
determined and called out on the plans. The following
information from IRC Table 8401.4.1, will assist
individuals in determining the soil classification of the
building site. The Building Official may require this
classification to be made by a 'Washington State licensed
Geotechnical Engineer or Engineering Geologist in a
written report when soils are not adaptable to conventional
spread footings or if allowable foundation and lateral
pressures do not meet the values set' forth in the table
below. The allowable foundation .and lateral pressures
may not exceed the values in this table, unless data to
substantiate the use of higher values is submitted. Sidehiil
or steep - slope construction .,IS NOT considered
conventional construction and soils reports are required for
lots with 15% or more slope, unless d_etemtined
unnecessary by the Building Official. For more specific
and technical information on soil capacity, foundation
design and construction components, refer to IBC Chapter
18 and IRC Chapter 4 or contact a professional engineer.
TABLE R401A.1
PRESUMPTIVE LOAD-BEARING VALUES OF
FOUNDATION MATERIAW
Far Sl: t pound per square foot= 0.0479 kN/m2.
a. When soil tests are required by Section 1,401.4, the allowable bearing
capacities of the soil shall be part of the recommendations.
b. Where the building official de€ermines that in-placc soils with an
allowable bearing capacity of less than 1,500 ps£ are likely to be present
at the site, the allowable bearing capacity shall be determined by a soils
investigation.
When soils reports are required, they shall include the following:
1. A plot plan showing the location of test borings and/or excavations.
2. A complete record of the soil samples.
3. A record of the soils profile.
4. Elevation of the water table, if encountered.
5. Recommendations for foundation type and design criteria, including but not limited to: bearing capacity
of natural or compacted soil; provisions to mitigate the effects of expansive soils; ruitigation of the effects
of liquefaction, differential settlement an carrying soil strength, the effects of adjacent loads, and
foundation drainage.
6. Expected total and differential settlement.
7. Pile and pier foundation information in accordance with IBC Section 1808.22.
8. Special design and construction provisions for footings or foundations founded on expansive soils, as
necessary.
9_ Compacted fill material properties and testing in accordance with IBC Section 1803.5.
NOTE: Report recommendations shall be incorporated into the foundation design
4. DRAINAGE PLAN (See Handout ##E72)
Development of over 2,000 square feet of new impervious area since July 1977 requires an on-site drainage,
system. Impervious area includes: building pad with eave overhangs, paved or graveled areas, solid surface
decks, patios, walkways, breezeways, awnings, accessory structures, sidewalks, and driveways. Submit three
.(3) -drainage plans, scaled 1"-20', showing all impervious area with square footages as well as the location of
the proposed drainage detention system. Attach three (3) copies of the'drainage worksheet (See Handout
#E72). Note: The plan must provide for temporary and permanent erosion control and rnlrst include footing
drain details.
L_tTEMPBU1LDINGUTANDOUT ICODES\SFR B73 -DOC
Revised 5106
LOAD-BEARING
PRESSU"
CLASS OF MATERIAL
{ uunds per square foot
Crystalline bedrock
12.000
Scdime,maa and foliated rock
4,000
Sandy gravel and/or gravel
GW and GP)
3,000
Sand, silty sand, clayey sand, silty
gravel and clayey gravel
SW, SP, SM, SC, GM and GC)
2,000
Clay, sandy clay, silty clay, clayey
silt, siltand'sandy silt
(Cl, ML, Mil and CH)
1,500,
Far Sl: t pound per square foot= 0.0479 kN/m2.
a. When soil tests are required by Section 1,401.4, the allowable bearing
capacities of the soil shall be part of the recommendations.
b. Where the building official de€ermines that in-placc soils with an
allowable bearing capacity of less than 1,500 ps£ are likely to be present
at the site, the allowable bearing capacity shall be determined by a soils
investigation.
When soils reports are required, they shall include the following:
1. A plot plan showing the location of test borings and/or excavations.
2. A complete record of the soil samples.
3. A record of the soils profile.
4. Elevation of the water table, if encountered.
5. Recommendations for foundation type and design criteria, including but not limited to: bearing capacity
of natural or compacted soil; provisions to mitigate the effects of expansive soils; ruitigation of the effects
of liquefaction, differential settlement an carrying soil strength, the effects of adjacent loads, and
foundation drainage.
6. Expected total and differential settlement.
7. Pile and pier foundation information in accordance with IBC Section 1808.22.
8. Special design and construction provisions for footings or foundations founded on expansive soils, as
necessary.
9_ Compacted fill material properties and testing in accordance with IBC Section 1803.5.
NOTE: Report recommendations shall be incorporated into the foundation design
4. DRAINAGE PLAN (See Handout ##E72)
Development of over 2,000 square feet of new impervious area since July 1977 requires an on-site drainage,
system. Impervious area includes: building pad with eave overhangs, paved or graveled areas, solid surface
decks, patios, walkways, breezeways, awnings, accessory structures, sidewalks, and driveways. Submit three
.(3) -drainage plans, scaled 1"-20', showing all impervious area with square footages as well as the location of
the proposed drainage detention system. Attach three (3) copies of the'drainage worksheet (See Handout
#E72). Note: The plan must provide for temporary and permanent erosion control and rnlrst include footing
drain details.
L_tTEMPBU1LDINGUTANDOUT ICODES\SFR B73 -DOC
Revised 5106