20060720140134.pdfiI
Eagle Eye Consulting Engineers
PO BOX 523
Olalla WA 98359
C:206 356-7790
P:253 857-4151
F:253 875-5759
To: Lehn Design Collaborative
Phillip Lchn
1620272 d Avenue W
Edmonds, WA 98026
Re: Bradley/Greenness, Lot #3
1521 10'h Place N.
Edmonds, WA 98020
Plan Review # 05-135
APP 2 8 2005
PERMIT COUNTER
EECE ED 05-17
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 Ordinance, Energy, Ventilation and Indoor air
quality and Structural only requirements of this project.
Please note, it does not appear that this is a complete set of drawings to show how
it meets the code as adopted by the State of Washington and the City of Edmonds.
I will write some comments but additional comments may be required when
response and updated drawings are submitted.
;grated
Lower Floor
1729
Upper Floor
1775
otal
3504
Garage
511
Total
4015
Deck Upper Floor
218
Patio Lower Floor
218
Grand total
4451
APP 2 8 2005
PERMIT COUNTER
EECE ED 05-17
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 Ordinance, Energy, Ventilation and Indoor air
quality and Structural only requirements of this project.
Please note, it does not appear that this is a complete set of drawings to show how
it meets the code as adopted by the State of Washington and the City of Edmonds.
I will write some comments but additional comments may be required when
response and updated drawings are submitted.
Bradley Residence Page 2 of 8
1623472 d Ave W.
Plan Review Number 05-135 EECE # ED 05-17
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.
ARCHITECTURAL COMMENTS
General
For each building component that does not meet the prescriptive
requirements of the State adopted codes, a separate request for Alternative
Materials, Design and Methods of Construction in accordance with IRC
R104.11 must be submitted for approval by the Building Official, including
a fee of $180.00 per request.
IRC R104.11 states that the Building Official may approve an alternative
Material, design and method of construction, provided:
"that the proposed design is satisfactory and complies with the intent of the
provisions of this code, and that the material, method or work offered is, for the
purpose intended, at least the equivalent of that prescribed in this code."
It is the intent of the code to place the full burden of proof on the applicant who
makes such a request for Alternative Materials, Design and Methods of
Construction. Sufficient evidence must be submitted to substantiate any claim
that may be made regarding material, use, design or equipment in the proposal.
Include all manufacturer's specifications, product and system information, and
installation requirements with each request. Once the City receives formal
written proposals, co-signed by the owner, indicating the appropriate building
code sections under consideration, complete with backup information, it shall be
reviewed and a final written determination issued.
Based on the information provided in the plans, requests for Alternative
Materials, Design and Methods of Construction are required for: the Green
Roof, the Bamboo Siding, and the Wheat Bio Fiber Composite.
The plans also do not specify materials and systems to be used throughout the
building such as the plumbing system (domestic water, drain, waste and vent
systems), fire blocking, caulk, ductwork, heating and whole house ventilation
systems, electrical systems (contact State Labor and Industries), etc. It is your
responsibility as architect of record to specify all construction products and
systems on the plans so that minimum code compliance can be verified.
Provide manufacturer's specifications, product/system information, installation
requirements, listings, and Evaluation Reports for all products, such as the Poly -
Iso insulation, Rastra wall, roof and wall SIPS, etc. to show that they meet State
adopted codes and standards for installation. As described above, requests for
Bradley Residence Page 3 of
16234 72°d Ave W.
Plan Review Number 05-135 EECE # ED 05-17
Alternative Materials, Design and Methods of Construction would be required
for any building components and systems that do not meet prescriptive codes
and standards
2. Special Inspections for this project will be determined once all resubmitted
soil and structural information has been reviewed. Special Inspection and
Testing Agreements will be required for the geotechnical and structural
special inspections
3. Please clearly specify the garage separation requirements of IRC 8309 on
the garage floor plan.
4. It is important to specify the treatment process for the exposed lumber.
Several structural details show bolts, joist hangers, nails, etc. in contact with
wood that will be in contact with pressure treated wood. The new pressure
treated lumber has been shown to be very corrosive, with some of the
treatments being 5Xtimes more corrosive than others. Hot dipped
galvanizing may not provide adequate protection for some of the treatments
being used. At present the industry is recommending a higher grade of hot -
dipped galvanizing as a minimum, with stainless steel being preferred.
Please specify bolt, nailing, and joist hanger protection where these items
are in contact with pressure' treated wood. Simpson T-PTWOOD04
5. Please provide door schedule on the drawings. The doors have marks but I
was unable to find the schedule on the drawings. This is important in order
to verify the door to the garage and other location. R309.1
6. When resubmitting please have all sheet stamped and sign by a licensed
professional in the State of Washington. Currently only the A sheets are
stamped and signed.
Sheet A.B: Section CC:
7. Parallams are recommended only for dry use. Currently: the details show
parallams exposed to the weather. See ESR report 1387 October 1 2004.
section 4.3. Provide code approved information to use parallams exposed to
the exterior elements. Alternatively: provide a method of protecting the
parallam.
Sheet A.2: Foundation Plan:
8. Please clearly label the windows that are safety glazed. Sheet A.1.2 does not
specify any window to be safety glazed. R308.4
Sheet A.3: Lower Floor Plan:
9. Useable spaces under stairs are required to be protected with a minimum of
%2 gypsum wall board. R311.2.2
Bradley Residence Page 4 of 8
16234 72°d Ave W.
Plan Review Number 05-135 EECE # ED 05-17
10. Please provide the information for the windows that are label for egress on
sheet A.12. It is not clear how high these will be above the floor. It is only
showed schematically. R310
11. Please label the window at the bathtub to be safety glazed or justify not
required. IRC 308.4
12. Please add an additional smoke alarm at the stair. A smoke alarm is required
to be added on each story including the basement. R313
13. Please add the requirements for the door from the garage and residence.
R309.1
Sheet AA: Lower Floor Wall & Upper Floor Framing Plan:
14. Maximum permanent cut for soil can not exceed 2 to 1 per soil report. It
appears this will be exceeded as shown. Please adjust accordingly.
Sheet A.5: Upper „Floor Plan:
15. A smoke alarm is required to be in each bedroom and in a location giving
access to the bedroom. Please add one giving access to the Master Bedroom.
R313
16. Please add an additional smoke alarm at the stairs. A smoke alarm is
required to be added on each story including the basement. R313
Sheet A.6: Upper Floor Wall & Roof Framing Plan:
17. Please provide details on the plan to assure proper weather protection for the
roof. The drawings specify a green roof Details are required to be shown
on the drawing to assure proper protection of the structure. IBC 1503
Sheet A.9: Sections B -B & D -D:
18. Please specify the final slope of the finished grade
Sheet A.10: Wall Sections & Details:
19. Provide detail of how the 1" pipe will be connected to the post.
Sheet A.12: Window Schedule, Types & Details:
20. It is hard to read some of the information on the window schedule. When
resubmitting please resubmit with darker text.
Sheet A.14: South & West Elevations:
21. Please specify the clearance of the fireplace from combustible material. The
chimney is required to extend a minimum of 2 feet above any combustible
material with in 10 feet. Figure R1003.1
22. Please provide detail on the drawing for the construction of the masonry
veneer attachment at the fire place. R703.7
Bradley Residence Page 5 of
16234 72nd Ave W.
Plan. Review Number 05-135 EECE # ED 05-17
STRUCTURAL COMMENTS
General
23. Structural drawings are required to be stamped by the structural engineer as
this structure does not meet conventional framing.
24. The soils report references a different site than the building is being built on.
Please submit a letter from the geotechnical engineer that this report is to be
used for this site. Also, note the soil report was done in 1995, over ten years
ago. Many soils advancements have happened within the last 10 years since
this report was prepared. The new report or letter shall be submitted to
account for these new parameters.
25. The soils report provides recommendations per the UBC. Submit a soils
report that addresses the requirements per the International Codes that the
structure is required to be designed for. IBC 1802
26. Please resubmit structural analysis. The analysis is unreadable. Some of the
items can be read but not all of it. It might be because it is just a copy. It
also appears not to be complete for this structure. The documents are
required to be of a sufficient clarity to indicate the extent of the work.
27. Please note on the drawings that the geotechnical engineer (Earth
Consultants) is required to provide special inspections as recommended in
the soil report
28. The structural roof system is Sip panelize system. Structural drawings
assume wood diaphragm roof. An analysis is required to show how the
diagram loading is transferred to the vertical resisting elements. Also,
details are required to show a method to transfer these forces. Resubmit
analysis and drawings addressing this item.
29. Lateral forces are being resisted by a Rasta panel system. Submit
manufacturer information showing the capacity these elements carry.
Currently in the submittal, nothing is shown to verify the capacity. Also, the
analysis submitted has not dealt with this. The information must have an
approved listing per ICBO/ICC or other agency.
30. Submit analysis for the retaining wall. How are the forces being transferred?
All that is stated 12" Rastra with stucco.
31. Dead load used for the lateral design only used 30 PSF. The roof has 3'- 3-
1/2 inch of soil and the 12 " sip panel Provide break down of dead load to
justify 30 PSF dead load used in the lateral design.
32. Provide an analysis for the foundation system. Current analysis has not
dealt with the foundation design.
Bradley Residence Page 6 of s
16234 72"' Ave W.
Plan Review Number 05-135 EECE # ED 05-17
33. The soils report states the maximum wall height to restrain the soil shall not
exceed 8 feet. Based off the drawings this will be exceeded. The report
states the geotechnical engineer shall be contacted for the appropriate design
criteria. Please submit the appropriate design criteria on the response.
Sheet AA: Lower Floor Wall & Upper Floor Framing Plan:
34. A detail states `hanger per plan' but none of the hangers are called out on the
plan. Please add the information to assure complete load path.
35. Provide a detail for the interface between the deck and the house. All that is
stated is cut to slope. A detail is required at this location.
36. Provide an analysis for the 12X16 concrete beams. All that is specified is
244 top and bottom with out any shear reinforcements. An analysis is
required to justify concrete beam. Also, a detail is required to be provided
on how the beam is connected to the structure.
37. There are no details for how the wide flange beam is connected to the
structure. Provide detail to show complete load path.
38. Please specify the size of the drag strut on the drawings.
39. Please note 18" of free drainage material shall be place behind the retaining
wall as recommended by the geotechnical report.
40. Please note that the drain behind the wall should be surrounded by a
minimum of one cubic foot with %-inch rock. All that is noted free drainage
rock. See soil report.
Sheet A.9: Sections B -B & D -D:
41. Provide a detail on the drawing for the concrete beam shown at edge of
patio.
Sheet A.10: Wall Sections & Details:
42. Provide spacing of the guardrail post. Also provide an analysis for a 200
pound horizontal force applied in any direction. IBC 1607.7.1
Sheet A.11. Truss Elevation & Details:
43. Provide an analysis for the truss. Also, what does the number mean at each
member? What is the connection of each member, the supports etc? All
that is shown is schematically what is to be built. The S sheets have not
addressed how the forces will be transferred to the other resisting elements.
A complete load path is required to be shown on the drawings, with
analysis.
Sheet S.4: Structural Details:
i
Bradley Residence Page 7 of
16234 72' Ave W.
Plan Review Number 05-135 EECE # ED 05-17
44. Please correct the schedule at the sheathing column, at concrete, footnote
3,etc. They are symbols with no meaning. Or, provide a legend with what
each symbol stands for.
45. Detail A and B state `per schedule' but nothing is shown.
46. Provide an analysis for the wall pier reinforcement and requirements. IBC
section 1908. For example, the shear reinforcement ties are required to
extend beyond the clear height of the development length. ACI 318 1908.1.4
Sheet 5.5: Structural Details:
47. Please correct call out for the bolts. The sizes are specified with a symbol
that has no meaning.
48. Detail 6 references "per 8/54.3". This detail is not in the set.
ENERGY COMMENTS
General
49. Submit energy calculations for compliance with the Washington State
Energy Code. The Sip panels typically will meet this but it must be
submitted for each project to assure the state energy code is met. Just using
prescriptive method is only for conventional framing. You must submit an
analysis by component performance or system analysis approach. WSEC
Chapter 5.
Ventilation &Indoor Air Quality
General
50. Please provide on the drawing how the state ventilation requirements are
met. See WSV&IAQC section 304
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 maybe 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
(253) 857-4151 between 8:00 a.m. and 5:00 p.m.