20070123114840.pdfOV EDo City of Edmonds
PLAN REVIEW COMMENTS
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BUILDING DIVISION
Fsr, y a9° (425) 771-0220
DATE: January 23, 2007
TO: BIT Construction
Lost4souls@comcast.net
FROM: Jenny Readwin, Plans Examin
RE: Plan Check # 2006-1371 ��]]--
Project: SFR
Project Address: 7805 173' St SW
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) Please provide new reduced site plan with darker lines. Some of the lines are so light they are
hard to read and when microfilmed they will not show up.
2) I was unable to locate the datum point used to determine height calculations on the site plan.
Please clarify.
3) Show bedroom 3 and 4 cantilever on the site plan.
4) 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
121 5th Avenue N
Edmonds, WA 98020
Re: BIT Construction
7805 173rd Street SW
Edmonds, WA 98020
Plan Review # 2006-1371
Date: Thursday, January 11, 2007
Structure
Area S.F.
Main floor
1713
qpper floor
2194
Total
3907
Garage
955
Total
4862
Deck Upper floor
302
Grand total
5164
EECE # EDM 06-69
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.
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EECE#: EDM 06-69
BIT Construction
STRUCTURAL CONIlVIENTS
Sheet A3 DETAILS:
Detail 9: AOR: Please specify that the vertical steel shall have a standard 90
degree hook. R403.1.3
2. Detail 17: AOR: Please specify the spacing of the vertical rail post. This detail is
cut on sheet A9. But detail on A9 states it is a half wall. Note this is required to
resist a force of 200 pounds applied in any directions at the top rail or 50 psf at the
in -fills. Please add the required connections and the spacing of the vertical post.
The top rail may not be able to span 20 feet. Table R301.5
3. Detail 8: AOR: Please specify the required width of the footing. Sheet A4, the
foundation plan, does not have this width and neither does sheet S 1. Please clarify
where this is specified on the drawings.
Sheet A7 UPPER FLOOR FRAMING PLAN:
4. AOR: Please specify the required beam to post connections for the 8-314X24 glu-
lam beam in the garage. Double studs will not support the design loads.
5. AOR: Please specify the required hanger to support the 5-118X12 Glu -lam beam
(UO 1) from the 8-3/4X 24 glu-lam beams (U10).
6. AOR: Provide calculations for the double studs to support the beams on this sheet.
7. AOR: Please specify the required beam to post connections for the main girder
beams.
8. AOR: Please provide calculations for the 2x8 ripped as noted in the details. The
detail states to rip for a slope of V4" per foot. With a 12' span this would reduce
the section at the beam support by 3". Therefore the beam would have a depth of
7.5-3" = 4.5". The member's section properties are reduced and must be check
with the reduced sections properties. NDS 3.4.3 and NDS 3.3.2
9. EOR: Please provide analysis for how the lateral loads of the deck will be
transferred. Without knee braces or x -bracing there is not any lateral path shown at
this time. Typical post hangers are approved to transfer lateral forces. Submit
analysis to justify the lateral load path of the deck framing.
10. AOR: Please specify the required post to beam connection of the 8x8 post to the
glu-lam beam. Nothing is specified at this time.
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EECE#: EDM 06-69
BIT Construction
11. AOR: Please specify the required hanger to use to support the 6-3/4 X 21 beam
(U11) to 5-1/2 X 16-112. Please note it is recommend by standard framing that the
supporting beam not be less then the beam it is supporting if using hanger. One
reason is the hanger may rotate based on the load transfer of the beam to the
supporting beam. One end shows a hanger to be used but not the required hanger
Provide analysis and the required detail for this beams support clearly on the
drawings.
12. AOR: Please specify the required support of the 6-3/4 beam UI I at the exterior
wall. Also include the required connections at this location.
13. AOR: Please provide calculations to justify the 11-718 TSI 230 a? 16" OIC at the
support of the master bedroom. Based off the TH catalog it appears this will be
over the span allowed by minimum code requirements. Also note TH recommend
using L/480 but this also exceeds the minimum code requirements.
14. AOR: Please resubmit analysis for beam mark U14. It does not appear that the
point load from the PSL has been included in the analysis of this beam. AOR
please clarify.
Sheet A9 ROOF FRAMING PLAN:
15. AOR: Please verify the point loads used for the design of beam R01 and R03 from
the girder truss. All that is used is the live load but the dead load must also be used
to design this member. Please add this and resubmit.
16. AOR: Please specify the required connection of the glu lata beams to the
supporting posts. I was unable to determine this from the drawings.
17. Note this is a copy of the comment on sheet A3 for clarify. Detail 17_ AOR: Please specify
the spacing of the vertical rail post. This detail is cut on sheet on sheet A9. But detail on A9 states it is a half
wall. Note this is required to resist a force of 200 pounds applied in any directions at the top rail or 50 psf at
the in -M. PIease add the required connections and the spacing of the vertical post. The top rail may not be
able to span 20 feet Table 8301.5
Sheet S2 STRUCTURAL NOTES:
18. UPPER FLOOR SHEAR WALLS AND HARDWARE: It appears from the lateral
force that hold downs are required for shear wall mark P1-4 along the exterior wall
line where bedroom 3 and 4 are located. Note there is relatively little dead load to
resist the overturning forces along this wall. (Calculations state this is grid line F
and grid line G) EOR please justify or clarify not required.
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Page 4 of 4
EECE#: EDM 06-69
BIT Construction
19. Detail 4: EOR: The detail states `per plan' but on sheet S 1 this dimension is not
specified. Please add this as referenced in the detail.
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 5:00 a.m. and 5:00 p.m.
By:
Hoyt Jeter, P.E.
President