20071214145915.pdfCity of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
Fst I $90 (425) 771-0220
DATE: December 14, 2007
TO: Joe Molina
jmolina@tgbarebitects.com
FROM: Jenny Readwin, Plans xamin
RE: Plan Check ff 2007-0699
Project: Knutson SFR
Project Address: 18720 Soundview Place
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) Provide updated sheet R0.00. Because of the change in the scope of the project some pages have
changed or are no longer applicable (i.e. A2.05).,
2) Specify if the garage and/or storage area will be heated. If so, specify type and location of
heating equipment. For the sink on the upper floor hot water is required by code so please show
location of water heater.
3) 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
hoytieter@centurytel.net
360 874 0562
Fax 360 874 0591
To: Marie Harrison
121 5th Ave N.
Edmonds, WA 98020
Re: Knutson Residence
18720 Soundview PI
Edmonds, WA 98020
Plan Review # 2007-0699-2007-1153
EECE # EDM 07-85
Plan review number 1
Main House
Garage and Upper Floor Storage
First floor
1392
Second floor
1554
Total
2946
Covered Back Porch
315
Covered Front Porch
263
Grand total
3524
Garage and Upper Floor Storage
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
Garage
825
Storage Uppe
Floor
508
otal
1333
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
Page 2 of 5
PIan Review Number 20070699
EECE#: EMD 07-85
Knutson Residence
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.
STRUCTURAL COMMENTS
Sheet A2.00: Foundation Plan
1. EOR, please specify the required post to be used at the new deck.
2. EOR; please specify the required post base and,post cap to be used at the new
deck. Nothing is specified at this time.
3. EOR, please specify the required connection of the joist to the beam where the joist
span over the beam. This is very important to brace this beam or submit analysis
for un -braced length of the beam between columns and not continuous supported.
Sheet A2.10: Main Floor Framing
4. EOR, please provide analysis for the attachment of the deck ledger to the
structures. Plans state 2X12 PT ledger with % diameter lag bolts at 16" OIC. Based
off the span it appears this will not support the design loads. Submit analysis to
justify.
5. AOR, please specify the required connection of the double joist to the double joist.
These will be in the same plane and a hanger is required. Please specify the
required hanger at these locations to check capacity.
6. EOR, please specify the required connection of the beam to the post. The beam
sizes are noted and the post sizes. But the actual connections are not. Please
modify accordingly. R502.9
7. EOR, please specify the required hanger to use for the 2x10 pressure treated deck
joist to the ledger.
8. EOR, please submit analysis for the 2X12 P.T. Ledger to support the design loads
with (2) rows of %z" Diameter Expansion Anchors @ 24" OIC.
9. EOR, please specify the required expansion bolt manufacture and the required
embedment. There are many different required embedment and many different
manufactures. There is Simpson, Hilti, Anchor -it, etc. Without this information
there is no way to check capacities and if the detail will support the required design
loads.
Page 3 of 5
Plan Review Number 20070699
EECE#: EMD 07-85
Knutson Residence
10. EOR, please provide analysis for the cantilevering 4x10 beam shown on this sheet.
Sheet A2.15: Main Floor Plan
11. Code required when nail spacing is at 2" OIC that the member being nailed is a 3X
member and the nails shall be staggered. Please modify the Shearwall schedule
accordingly. IBC table 2306.3.1 footnote c.
12. AOR, please add detail 2 to sheet A2.35 as reference on this sheet. There is not a
detail 2 drawn on sheet A2.35.
Sheet A2.20: Upper Floor Framing
13. EOR, please specify the required connection of the 5-1/4X 11-7/8 PSL beam to the
6X12 dropped at the opening in the floor diaphragm.
14. EOR, please provide a detail at the 6X 12 over the entry door supporting the 5-
IAX11-718 and the 11-718 THpro.
15. It is not clear the required post and connections to be used supporting the 3-1/2X9-
1/2 PSL. Please add details and require post cap at these locations.
16. EOR, please provide analysis for the double studs supporting the 4x12. This beam
is supporting the 5-114 PSL beam and it appear a double 2x4 studs as noted in the
notes will not support this loads. Submit analysis to justify. Also please specify the
required connections.
Sheet A2.25: Upper Floor Plan
17. EOR, please provide a detail for the shear wall transfer for the shear wall SWI that
will be bearing on the 3-112 X 9-112 PSL. The lateral shear must transfer through
the horizontal diaphragm to the interior shear wail. Currently there are no details
for this to occur. It appears based off the required lateral load transfer the floor
diaphragm shall be blocked in this area to be able to transfer the lateral shear
forces. Please submit analysis for this condition. ASCE 7-05 table 12-3.1 and
ASCE 12.3.
18. Code required when nail spacing is at 2" O/C that the member being nailed is a 3X
member and the nails shall be staggered. Please modify the Shearwall schedule
accordingly. IBC table 2306.3.1 footnote c.
Sheet A2.30: Roof Framing
19. Drawing do not show how the 5-114X28" ridge beam will be supported. Please add
a detail at this location to show how the required loads will be transferred to the
Page 4of5
Plan Review Number 20070699
EECE#: EMD 07-85
Knutson Residence
foundations. This should include the required connections to each member. All I
was able to -find was a note that states point loads supported by (2) studs. More
information is required in order to verify code compliance.
Sheet A3.00: Foundation Plan Garage
20. Please reference details for the construction of the retaining wall. Which detail is to
be used where in order to transfer the required design loads?
Sheet A3.05: Main Floor Plan and Upper Floor Framing Garage
21. Code required when nail spacing is at 2" OIC that the member being nailed is a 3X
member and the nails shall be staggered. Please modify the Shear -wall schedule
accordingly. IBC table 2306.3.1 footnote c.
22. AOR, please specify the required connections of the 5-114 PSL beams to the main
structure. Nothing is specified at this time.
23. AOR, please provide analysis for the double studs to support the design loads.
24. AOR, Please clarify the call out that state "(X) 2 X Studs Typ. LINO". What does
the X stand for in the parenthesis?
25. EOR, please specify the required diaphragm nailing required.
Sheet A3.10: Upper Floor Plan and Roof Framing Section
26. Code required when nail spacing is at 2" O/C that the member being nailed is a 3X
member and the nails shall be staggered. Please modify the Shearwall schedule
accordingly. IBC table 2306.3.1 footnote c.
27. EOR, please provide a detail at the center ridge of the roof framing. There is no
way the beams can just intersect without some kind of structural support. Please
add details and analysis at this location to transfer the vertical loads.
28. EOR, please specify the required diaphragm nailing required.
29. EOR, please specify the required hanger support for the 2x12 rafters. Nothing is
specified at this time.
Sheet SP 1.5 Retaining Wall Plan
30. EOR, the geotechnical report submitted by Otto Rosenuu required the retaining
wall to be able to an active soil pressure of 35 pcf but the detail is state to resist
only 30 pcf. Please modify accordingly. IBC 1806
Page 5 of 5
Plan Review Number 20070699
EECE#: EMD 07-85
Knutson Residence
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