20070622092910.pdfof Ego City of Edmonds
s v PLAN REVIEW COMMENTS
BUILDING DIVISION
Fsr, t s9° (425) 771-0220
DATE: June 22, 2007
TO: John Uberuaga
uberuaga@msn.com
FROM: Jenny Readwin, Plans Ex ine
RE: Plan Check # 2007-0528
Project: New SFR
Project Address: 22315 95th Place 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) Please add the following information to the site plan.
■ Label all bumpouts (windows, second floor cantilever, etc.)
You may redline plans or resubmit three (3) new site plans scaled no smaller than 1"=20' and
one on paper no larger than 8 1/z" x 14".
2) Specify 165 CFM whole house fan in laundry room.
3) Gas fireplace in bedroom must be direct vent. Note on plans.
4) An addition smoke detector is required in the hallway outside each separate sleeping area.
5) On Section Detail sheet A3.0 show minimum R-38 attic insulation. Plans specify R-30. Please
revise.
6) Note garage/dwelling separation on plans. Minimum 1/2" sheetrock required on garage side of
wall and 5/8" type X on the ceiling when there is habitable space above and minimum 20 minute
rated or 1 3/8" solid core door.
7) Provide crawlspace ventilation calculations according to R408.1 (1 square foot for every 150
square feet of crawlspace area) and show size and location of crawlspace vents on foundation
plan.
8) Provide attic ventilation calculations according to R806.2 (1 square foot for every 300 square
feet of attic space if using both eave and ridge vents and 1 square foot for every 150 square feet
if not). .
9) Provide typical stair detail showing rise, run, handrail, guardrail, headroom etc. complying with
R311-5,
10) Each truss is required to be anchored to bearing wall with approved framing clips. Note on
plans.
11) Provide footing drain detail on foundation sections complying with R405.1 and show required
drain locations on the foundation plan. See attached for minimum requirements.
12) 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 N
Edmonds, WA 98020
Re: Uberuaga Residence Date: May 31, 2007
22315 95th Place W
Edmonds, WA 98020
Plan Review # 2009002— o-62-8 EECE # EDM 07-21
Structure
Area SY.
Main floor
1515
Second floor
1603
Total
3118
ara a
869
Grand total
3987
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 07-21
Uberuaga Residence
STRUCTURAL COMMENTS
General
1. Engineer of Record (EOR), please specify the required roof and floor diaphragm
nailing that is required to transfer the diaphragm forces. IBC 1620.2.5
Sheet A1.0 General notes/Project info./Site plan
2. EOR, please submit sheet SDI and SD2. In order to review as referenced on this
sheet please supply these sheets that were not in the set. I am assuming many of
the details are specified on these sheets.
Sheet S2.0 Framing plans
3. EOR, please provide details on the drawings for the method to construct this
house. I assume this is on sheet SDI and SD2 but those were not in the set nor
were there any details specified for the method to construct the structures. IBC
106.1.1
4. EOR, please specify the required reinforcement for the footing mark 36"X72" X12.
Nothing is specified at this time. IBC 1901.2
5. EOR, please specify the required post to foundations connections on the drawings.
This is required to resist lateral translation, Nothing is specified at this time. IBC
23044.9.7
6. EOR, please specify the required post to beam connections. IBC 23049.6
7. EOR, please provide a detail at the exterior wall supporting the beam shown. This
is important to assure the foundation will support the forces. It isnot clear how this
will be supported. IBC 106. 1.1
8. EOR, please add the dimensions on this sheet to verify the spans and locations of
the footings and spacing of the posts, etc. The architectural sheets do not have this
clearly dimensioned. IBC 106. 1.1
9. EOR, the second floor framing has posts supporting beams without any
information for the top and bottom connections. Please add this information to the
drawings. IBC 2304.9.6
10. EOR, please clarify the required support of the floor joist at the perimeter of the
structures. IBC 2304.10.2
Page 3 of 3
EECE#: EDM 07-21
Uberuaga Residence
11. EOR, please add the requirements for the shear wall nailing to the drawings. There
are shear walls without the required nailing specified. Please add this information
to the drawings. IBC 106. 1.1
Sheet S2.1 framing plans
12. EOR, please specify the required connection of the structural member to the main
supporting framing. All that is noted is schematically. IBC 2304.9.6
Sheet SDI
Not included with plans. Please submit on response.
Sheet SD2
Not included with plans: Please submit on response.
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.
I:
Hoyt Jeter, P.E.
President
Foundation Drainage Examples
Footing drains are required for concrete or masonry foundation walls that retain
earth and enclose habitable or usesble' space located below grade - IRC 405.1
Grade shall slope away from 6- minimum wood -
foundation wails minimum 6 earth separation
inches within the first 10 feet_
io
_ !1!1111 III
IIIA II I II 1111111=
Filter membrane
b" perforated drain pipe in
.washed gravel or crushed =
rock (minimum one sieve
size larger than the opening :vr7;.
or perforation) =flilf':_` :.: `n=rt
Habitable or useable
space below grade
Rid
lilNIIl
Footing drains are required for crawispaces if topography does not allow for minimum
6 inch slope away from the foundation wall within the first 10 feet - IRC 401.3
r
S" minimum wood -
earth separation
Filter membrane
VIII I�.�
III —_— � a.� ,�
Crawlspace
4" perforated drain pipe in
washed gravel or crushed —_
rock (minimum.one sieve
r>
size larger than the opening
or perforation)
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