20061016103530.pdfCity of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
Esc 1 g90 (425) 771-0220
DATE: October 16, 2006
TO: John Uberuaga
uberuaga@msn.com
FROM: Jenny Readwin, Plans Ex ne
RE: Plan Check # 2006-1051
Project: Uberuaga SFR
Project Address: 22319 95th Pl W
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) Add footing drain detailed information on foundation sections complying with R405.1 and
show required drain locations on the foundation plan (required where habitable space is below
grade).
2) 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
under and alternate method per UPC 301.2.
3) Provide window well detail for basement egress windows complying with R310.2.
4) An additional smoke detector is required on the upper floor outside the sleeping area and on the
lower floor outside the den.
5) An egress window is required in the study. Note which window meets the minimum egress
requirements of R310. on the plans.
6). See attached structural comments from city consultant. Respond to each item in writing.
Eagle Eye Consulting Engineers, P.S.
PO Box 523
Qlalla, WA 98359
hoAeter@centurytel.net
360 874 0562
Fax 360 874 0591
To: JoAnne Zulauf
121 5th Avenue N
Edmonds, WA 98020
Re: Uberua.ga
22319 95th Place West
Edmonds, WA 98020
Plan Review # 2006-1051
2�1
Date: Monday, October 09, 2006
Structure
Stated Area
S.F.
Basement
899
First floor
1250
Second floor
1114
Total
3263
Garage
553
Total
3816
Deck Main Floo
(Family Room)
84
Dining Room Deck
224
Grand total
4124
EECE # EDM 06-54
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 06-54
Uberuaga
STRUCTURAL COMMENTS (Note the sheet title are per the legend and may not
be the actual information on that sheet)
Sheet A-3 FOUNDATION PLAN; MAIN FLOOR FRAMING PLAN:
1. AOR please provide calculation for the footing requirements supporting the 8-
3/4X16-1/2 at the garage. The typical wall footing appears will not resist the design
load. Provide analysis for the footing at these locations. IBC 1801.2
2. AOR provide detail on the drawing for the connection of the 3-1/2X11-7/8 to the
6X10 header beam. A positive connection is required to be specified for all beam
to beam connections. IBC 2304.9.6
3. AOR specify the required post to support 3-1/2 X 11-718 including the required
connections at the corner of the deck. This is the intersection of the 2-11/16X11-
718 PSL and 3-1/2X11-718 PSL. IBC 2304.9.6
4. AOR please specify the required post and connection that supports the 5-1/4X11-
7/8 PSL. IBC 2304.9.7
Sheet A-4 BASEMENT FLOOR PLAN; MAIN FLOOR PLAN; UPPER FLOOR PLAN:
5. Provide detail on the drawing for the connection of the 2-11/16 PSL to the 5-
1/4X11-7/8. It appears based off the drawing that these will not be in the same
plane and there is not any support of this member. Provide detail at these
locations. This is at the stair opening. IBC 23049.6
6. AOR provide the required connection for the 5-1/8X9 GLB to the supporting post.
Also please specify the required size of this post. IBC 2304.9.7
Sheet A-5 GENERAL NOTES & DETAILS:
7. Detail 4: AOR please specify the required gage of the bolts. All that is specified is
(2)1/2 galvanized w/ washer. Without knowing the gage (Spacing) there is know
way to check the detail is able to transfer the required forces of 200 pounds applied
in any directions. Please submit analysis and the required spacing between the bolts
in order to resist this load. 8301.5
8. Detail A: Please note the vertical steel shall have a 90 degree hook into the footing.
This should be shown with the hook and noted as such. R403.1.3
9. Detail 5: AOR please specify the required hanger to use for the stair stringer in
order to check capacity. All that is noted is " GALV. MTL HANGER @
STRUCUTRE".
Page 3 of 3
EECE#: EDM 06-54
Uberuaga
10. Detail 5: AOR please specify the required connection at the base of the stair
stringer on the drawings. Nothing is called out at this time.
11. Detail 6: AOR please provide analysis for the interior guardrail to resist 200 pound
horizontal forces applied at the top rail. All that is noted is nail shoe WI 16d @ 8"
to rim & blocking.
12. AOR it appears based off the site plan that the concrete wall will exceed the 48"
max as specified in detail A: Please clarify on the drawings.
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